Remodeling University: Dealing with Hazardous Materials
A couple of days ago I had a call from a gentleman, whose parents hired a Los Angeles contractor that removed acoustic ceiling material as part of the demolition work at their home. The problem was that no one bothered to test the material for asbestos beforehand and, after it was all removed, it turned out asbestos was present.
Why is this a problem? Asbestos, once air born (no longer encapsulated) remains suspended in the air, contaminates flooring, walls, furnishings, clothing, etc. It becomes extraordinarily expensive to abate such contamination and complete success is questionable.
And why is that a problem? Because studies have conclusively demonstrated that long term exposure to asbestos leads to many health issues, not the least of which is cancer!
And that gentleman’s parents? They are very elderly and are staying in their home, in spite of the asbestos. Guests and family though, cannot visit them due to fear for their health, as the house is massively contaminated. Both the state and federal governments are now investigating. And the contractor? Well, not surprisingly – no sign of them (and this was a license company, as best the owners could tell).
Of the possible hazardous materials at homes, asbestos and lead would be at the top of the list (there are others). Please read a previous post regarding new lead-paint regulations. Like asbestos, the adverse effects of lead exposure are well researched and documented. Lead is especially devastating to kids and to pregnant woman. Don’t put yourself in a situation where you, your family or the workers you hired are placed in harm’s way.
Here’s is what to do:
1. Age of home: Neither asbestos nor lead should be found in new construction. Asbestos wise, there might be a risk if the house (or ceiling material) is from 71′ or before. Lead paint wise, your ‘cut off year’ is 1978. If your home is newer, odds are good you should not worry about asbestos or lead.
2. Testing: do not let anyone scrape off your (71′ or older) acoustic ceiling until and unless it was tested for asbestos. Asbestos test is inexpensive. Not doing it is a fools’ bargain. With regards to lead paint, starting April 22, 2010 no one is allowed to disturbed more than 6 square feet of interior paint (or replace a single window) unless they either tested the paint for lead or assume lead is present and take the required precautions. Lead testing is more involved than asbestos (more sampling is required) but it might be cheaper than to spend money on precautions if lead is not there.
3. Contractor: make sure your contractor is an EPA certified firm to deal with lead paint. This is applicable to your general contractor, to your painter, to your window replacement company or to any person or company working on your home, as the replacement of even a single window, as mentioned above, falls under the EPA regulations. No exceptions.
4. Records: review the credentials of the testing company/lab. Ask for a copy of the results and keep all pertinent paperwork for your records. If any abatement work is done, keep those records as well. This paperwork may become handy when you are selling your home or when a CalOsha or an EPA inspector comes calling.
5. Educate yourself: Reading this blog is a very good start. There are many online resources and publications available (EPA and CalOsha have great publications available free of charge) that can help you get a sense of what the correct abatement or defensive procedures should be. Educate yourself so that you could intelligently review your contractor’s efforts and confirm that what is done at your home is in compliance with the ‘best practices’. Its your family’s health that’s at stake here.
6. Cut costs at your own peril: Abatement can be costly. There are endless stories about homeowners that opted to ‘save’ by not properly handling and disposing of hazardous substances. If you don’t get caught “all that’s at stake” are your family’s health (and that of the workers – a potential liability issue for you to consider). If you do get caught (neighbors complain, a worker complained, an inspector drove by, etc.) the costs could be enormous in fines and in remediation work that would be needed to undue the damage.
“Knowledge is power” if and when it is intelligently acted upon. You now started collecting the knowledge. Next you ‘simply’ need to take the needed action. Think of Hazardous Materials as just one more thing to consider when planning a remodeling project.
If your home falls within the ‘problematic’ age group, a little caution will go a long way.