If you’re buying a new home, is it worth getting asbestos testing done? The answer is, maybe, probably, it depends.
We know that asbestos fibres are dangerous when inhaled. Maybe you stirred up some asbestos fibres, and then not-so-suddenly, 30 years later, you’re diagnosed with asbestosis, mesothelioma, or a form of lung cancer.
It’s also very expensive to get removed, because there’s no safe level of exposure. You want to ensure every last fibre is removed. And that means qualified, skilled, and expensive removal companies.
Danger+ expensive = something you want to know about before you buy a home. So should you get your potential new home tested for asbestos?
When Was This Home Built?
If the house is built after 1990, it’s highly unlikely there is any asbestos in it. Houses built before 1920 may not have had asbestos in their original construction, but there may have been later renovations (such as stippled ceilings) that added it.
If your house is built after 1990, no need for an asbestos survey.
But Shouldn’t the Owner Tell Me If the House Has Asbestos?
When selling a home, if the owner knows the house has asbestos, they should disclose it. However, there are unscrupulous people out there who will neglect to mention it in order to save themselves some money.
They also may not know themselves. While commercial buildings must be tested and have policies in place for asbestos, independent homes and residential properties have no such requirements.
You cannot rely on the current owner’s disclosure.
Where Could There Be Asbestos in The House I’m Buying?
There were literally thousands of applications for asbestos. It was cheap and an incredibly good fire retardant. So, it could be anywhere. But, typically in NZ, it is in:
- Walls, including claddings such as Fibrolite, some imitation bricks, and plaster renders applied over other substrates
- Roofs, including ones that look like normal cement tiles or iron corrugated longrun. There are also ‘stone chip’ appearance tiles that have asbestos, and some membranes that look like rubber sheets.
- Insulation, including insufluff, lagging on pipes, and insulated boards
- Piping, including underground pipes and downpipes
- Ceilings, including textured or stippled ones
- Flooring such as older linoleums and tiling such as you’d see in schools in the 1980’s
- If there has been asbestos removed at the property, the soil may be contaminated too.
Is Asbestos A Deal Breaker?
No. If you find asbestos and it’s intact, undisturbed, and contained, it’s fine to buy. Just include that knowledge in your offer on the home, as you should take potential repairs into account. If you find asbestos and it’s going to require removal or remediation, it still isn’t a deal breaker, but you definitely need a quote from a trained asbestos removal company.
Will a Builder’s Inspection or Property Inspection Find Asbestos?
Some inspections may identify asbestos, but there are a number of limitations. Builder inspections are only visual inspections and won’t see roofing membranes or backing material for floor tiles, for instance. It also is unlikely that an individual can identify all asbestos-containing materials correctly—even experts don’t always know. There are some linoleums that look identical, and one may contain asbestos, and the other doesn’t.
If I’m Selling My Home, Should I Test it For Asbestos?
Having a negative asbestos report could be a selling point, or if the asbestos is undamaged and intact it’s also a positive rather than a buyer finding out from testing that they do themselves.
Do I Need to Carry Out Asbestos Testing on My New House?
If a building or property inspector flagged something, or you’ve noticed something, it’s wise to get it tested. Not only does this mean you and your family are safe, but it could save you a substantial amount of money in the future. Use a reputable firm who are experienced, qualified, and skilled in asbestos identification and removal.
The choice is up to you, but if you home was built between 1930’s and 1990’s, and has not had extensive renovations, then it’s probably wise. That way, you’ll know for sure, you and your family will be safe, and you can factor in repair and removal costs when you make your offer on the home.
