Frequently Asked Questions

Asbestos is a naturally occurring mineral composed of thin, needle-like fibers. The term asbestos refers to a category of six different fibrous minerals. Asbestos is resistant to heat, electricity and corrosion. This made asbestos widely used in the military, construction and other fields.

Generally, you can't tell whether a material contains asbestos simply by looking at it, unless it is labeled. If in doubt, treat the material as if it contains asbestos and leave it alone. You may want to have your home inspected for asbestos-containing materials by a trained and accredited asbestos professional if:

• You are planning to remodel your home (remodeling can disturb building materials)
• Your home has damaged building materials (like crumbling drywall and insulation that is falling apart)
• You have damage to the house that needs mitigation or remediation

A trained and accredited asbestos professional should take samples for analysis, since a professional knows what to look for, and because there may be an increased health risk if fibers are released. If done incorrectly, sampling can be more hazardous than leaving the material alone. Taking samples yourself is not recommended.

If building materials in your home aren’t damaged and won’t be disturbed, you do not need to have your home tested for asbestos. Material that is in good condition and will not be disturbed (by remodeling, for example) should be left alone.

Where asbestos may be found:

• Attic and wall insulation produced containing vermiculite
• Vinyl floor tiles and the backing on vinyl sheet flooring and adhesives
• Roofing and siding shingles
• Textured paint and patching compounds used on walls and ceilings
• Walls and floors around wood-burning stoves protected with asbestos paper, millboard, or cement sheets
• Hot water and steam pipes coated with asbestos material or covered with an asbestos blanket or tape
• Oil and coal furnaces and door gaskets with asbestos insulation
• Heat-resistant fabrics
• Automobile clutches and brakes

If you think there may be asbestos in your home, don’t panic.

Asbestos-containing materials that aren’t damaged or disturbed are not likely to pose a health risk. Usually the best thing is to leave asbestos-containing material alone if it is in good condition.

Generally, asbestos-containing material that is in good condition and will not be disturbed (by remodeling, for example) will not release asbestos fibers.

Asbestos-containing materials may release fibers when they are disturbed, damaged, removed improperly, repaired, cut, torn, sanded, sawed, drilled or scraped. Keep an eye on asbestos-containing materials and visually check them over time for signs of wear or damage.

If you suspect material contains asbestos, don't touch it. Look for signs of wear or damage such as tears, abrasions, or water damage. Damaged material may release asbestos fibers. This is particularly true if you often disturb it by hitting, rubbing or handling, or if it is exposed to extreme vibration or air flow.

For slightly damaged asbestos-containing material, sometimes the best way to deal with it is to limit access to the area and not to touch or disturb it. If asbestos-containing material is more than slightly damaged or if you are going to make changes in your home that might disturb it, repair or removal by a trained and accredited asbestos professional is needed.

• Do leave undamaged asbestos-containing materials alone.
• Do keep activities to a minimum in any areas having damaged material that may contain asbestos, including limiting children's access to any materials that may contain asbestos.
• Do take every precaution to avoid damaging asbestos-containing material.
• Do have removal and major repair done by people trained and qualified in handling asbestos. It is highly recommended that sampling and minor repair also be done by a trained and accredited asbestos professional.

• Don't dust, sweep, or vacuum debris that may contain asbestos.
• Don't saw, sand, scrape, or drill holes in asbestos-containing materials.
• Don't use abrasive pads or brushes on power strippers to strip wax from asbestos flooring. Never use a power stripper on flooring that may contain asbestos.
• Don't sand or try to level asbestos flooring or its backing. When asbestos flooring needs replacing install new floor covering over it, if possible.
• Don't track material that could contain asbestos through the house. If you cannot avoid walking through the area, have it cleaned with a wet mop. If the material is from a damaged area or if a large area must be cleaned, call an asbestos professional.

Any project that is going to disturb more that the trigger levels for the property (see below) will need an asbestos inspection no matter the build year. Keep in mind this is the entire scope of the project not just per material. For example, if you are doing a bathroom remodel and disturbing 20 square feet of flooring and 20 square feet of wall then the trigger level has been exceeded for a residential scope. 

Trigger Levels

Residential:

50 linear feet on pipes; or

32 square feet on other surfaces; or

55-gallon drum equivelant

Commerical:

260 linear feet on pipes; or

160 square feet on other surfaces; or

55-gallon drum equivelant 

Code of Federal Regulations Title 40 Chapter 1 Sub Chapter R Part 763 Subpart E

763.86 Sampling.

(a) Surfacing material. (Material such as popcorn ceiling, textured or skim coated walls, or block filler) An accredited inspector shall collect, in a statistically random manner that is representative of the homogeneous area, bulk samples from each homogeneous area of friable surfacing material that is not assumed to be ACM, and shall collect the samples as follows:

(1) At least three bulk samples shall be collected from each homogeneous area that is 1,000 ft or less, except as provided in

§ 763.87(c)(2).

(2) At least five bulk samples shall be collected from each homogeneous area that is greater than 1,000 ft but less than or equal to 5,000 ft2, except as provided in § 763.87(c)(2).

(3) At least seven bulk samples shall be collected from each homogeneous area that is greater than 5,000 ft, except as provided in § 763.87(c)(2).

(b) Thermal system insulation (Duct Tape, Wipe wrap, flex ducts, furnace components)

(1) Except as provided in paragraphs (b) (2) through (4) of this section and § 763.87(c), an accredited inspector shall collect, in a randomly distributed manner, at least three bulk samples from each homogeneous area of thermal system insulation that is not assumed to be ACM.

(2) Collect at least one bulk sample from each homogeneous area of patched thermal system insulation that is not assumed to be ACM if the patched section is less than 6 linear or square feet.

(3) In a manner sufficient to determine whether the material is ACM or not ACM, collect bulk samples from each insulated mechanical system that is not assumed to be ACM where cement or plaster is used on fittings such as tees, elbows, or valves, except as provided under § 763.87(c)(2).

(4) Bulk samples are not required to be collected from any homogeneous area where the accredited inspector has determined that the thermal system insulation is fiberglass, foam glass, rubber, or other non-ACBM.

(c) Miscellaneous material (Joint Compound, flooring material, adhesives, roofing material, siding, attic insulation etc).  In a manner sufficient to determine whether material is ACM or not ACM, an accredited inspector shall collect bulk samples from each homogeneous area of friable miscellaneous material that is not assumed to be ACM. CDPHE requires a minimum of 2 samples.

(d) Nonfriable suspected ACBM.  If any homogeneous area of nonfriable suspected ACBM is not assumed to be ACM, then an accredited inspector shall collect, in a manner sufficient to determine whether the material is ACM or not ACM, bulk samples from the homogeneous area of nonfriable suspected ACBM that is not assumed to be ACM. CDPHE requires a minimum of 2 samples.

Example:

A bathroom or kitchen remodel is usually 9 samples but can very depending on materials. Whole home inspections range from 30-100 samples depending on materials. Each job and scope is different so the most accurate answer will come once on site. 

Mold inspection is a visual examination of a property for the presence and location(s) of suspected microbial growth either due to a water event, environmental conditions, material deterioration or construction defects. Samples collected from the air and surfaces are sent to a laboratory for analysis and the results are included in a written report for the client. The results of a mold inspection may lead to the need for mold remediation.

Mold Remediation is defined as the removal, cleaning, sanitizing, demolition, or other treatment, including preventive activities, of mold or mold-contaminated matter. Mold remediation also includes identification and correction of the source that caused the mold and restoring building materials that were removed. Mold remediation follows a scope of work that is presented to the client by way of a mold remediation report proposal with a break-down of costs. The proposal describes the steps needed to correct the source, what is needed to isolate the work areas and remove the mold, clean and remediate building contents affected by the mold, restore the structure and finishes to normal condition and pass a mold clearance test.

PMII mold inspection training follows the standards of the National Association of Mold Inspectors and Remediators (NAMRI), which treats the process of a mold inspection similar to a home inspection. Many parts of a common home inspection overlap with a mold inspection, including Grounds, Exterior Structure, Plumbing, Interior and HVAC. This allows a mold inspection to be conducted at the same time as a home inspection which saves time and money for both the home inspector and the client.

Self Testing is Not Recommended: Most self tests are unreliable and tend to introduce more fear into the situation. Call a mold testing expert to properly evaluate the situation.  

Prerequisites for Cleanup: The first critical step is to eliminate the source of water or moisture (i.e., fix the leak).

Self-Remediation: Small areas of mold can be effectively cleaned using soap, detergent, or a 10% chlorine bleach solution. Full strength bleach could exacerbate the problem as the active ingredient does not penetrate porous surfaces.  Ensure all cleaned debris is removed with a HEPA-filtered vacuum.

Professional Intervention: For extensive or widespread mold growth, a certified remediation company should be contracted due to their training in handling severe conditions.

Ethics in Contracting: To ensure impartiality, do not hire a professional who offers both remediation and testing services.

Clinical Implications of Fungal Exposure

Manifestations: Exposure to mold can precipitate a range of symptoms, commonly presenting as allergic rhinitis (sneezing), respiratory distress (coughing), cephalalgia (headaches), ocular irritation, and dermatitis. Vulnerability: Populations with heightened susceptibility include those diagnosed with asthma, chronic allergies, or an impaired immune response. Irritant Potential: It is noteworthy that the cellular components of mold retain their capacity to induce negative health outcomes even in their non-viable (dead) state.

Homeowner's Insurance and Mold Remediation

Coverage for mold is variable. Remediation services are generally covered only when the underlying cause is a covered peril (e.g., a sudden water event). Claims stemming from preventable causes, such as lack of maintenance or homeowner negligence, are typically excluded.

Our inspectors are accredited by Professional Mold Inspection Institute