The House Detective: by Barry Stone, Certified Home Inspector
Dear Barry: My home was built in 1926 and has asbestos insulation on all the hot water pipes under the building. Fortunately, all of this asbestos has been wrapped. When I first learned about it, I was horrified and wondered why my home inspector hadn’t mention it when I bought the property. My main concern is what will happen when I eventually want to sell the home. Can I resell it in this condition, without penalty? Am I required to have the asbestos removed? And also, do I have recourse from my home inspector for not mentioning the asbestos? Judy
Dear Judy: Asbestos pipe insulation was common in the 1920s and is not regarded as a significant health risk when it is undamaged and intact. Fortunately, the asbestos insulation in your home been encapsulated, rendering it in much safer condition than when it was exposed to the air.
As a seller, there is no requirement for removal of asbestos, and there are no penalties for merely having it. Your only requirement will be to provide full disclosure to prospective buyers, to let them know that the asbestos material is present. If the former owners were the ones who had the pipes wrapped, they probably knew about the asbestos and should have provided some disclosure.
Environmental hazards such as asbestos are not within the scope of a home inspection. However, competent inspectors who take their work seriously will often point out situations where the presence of asbestos is likely, such as insulated pipes in an old home. This is something that your home inspector would have been wise to do, even though not required to do so.