Before starting a demolition or renovation project, there is a good chance you need to get an asbestos inspection. It’s an often overlooked step that is necessary to keep you both safe and in compliance.

In this article, we are going to break down exactly when you need an asbestos inspection in the state of Georgia.

The Short Answer

Cutting to the chase, you need an asbestos inspection before you begin any demolition or renovation project. There. That was easy.

Seriously though, the State of Georgia and in some cases the US EPA require that any structure be inspected for asbestos prior to activities that may potentially disturb asbestos.

Renovation & demolition projects fall into the category of activities that would disturb asbestos containing material, so an inspection must be completed prior to starting.

This rule is enforced on the local level, with municipalities requiring the asbestos inspection prior to issuing a demolition or renovation permit.

Are New Properties Excluded?

No. Contrary to popular belief, it is still legal to manufacture and import goods that contain asbestos. While specific items are regulated, there is no blanket ban on asbestos in manufacturing. Georgia enforces asbestos regulations on properties of any age.

Are There Any Other Exclusions?

A few.

First, Georgia provides an exclusion when less than 10sf of material is being disturbed. This stipulation is provided to prevent an undue burden from being placed on workers completing routine maintenance activities such as patching drywall.

Next, an asbestos inspection is not required for renovation IF you presume all disturbed material does contain asbestos and treat it as such. This means that you don’t have to inspect 9×9 vinyl floor tiles or transite siding if you are going to go ahead and perform an abatement as if they are positive.

Who Can Perform The Asbestos Inspection?

The inspection must be performed by an accredited inspector and include a report that identifies all asbestos containing materials in the facility that might be disturbed by the demolition or renovation.

You can find accredited asbestos inspectors by searching online or, since we are already talking about it, you could just give us a call.

What Will The Inspector Check For?

Your asbestos inspector will start by discussing the project with you and determining the extent of demolition or renovation. From that conversation, they will identify any material that may be disturbed during the renovation that is suspect to contain asbestos.

Suspect materials include things like joint compound, plaster, ceiling texture, vinyl flooring, window glaze, cement siding, pipe insulation, felt duct tape and more.

Basically, if it is not wood, glass, metal, or ceramic we have to presume it contains asbestos until a negative test shows otherwise.

After identifying all the suspect materials, your inspector will collect samples to be analyzed by the laboratory.

It is important to know that asbestos sampling is invasive and requires cutting chunks of material from the building. It also requires exposing wall cavities and lifting finish flooring to find materials that may be hidden. Demolition inspections will require penetrating the roof so provision will need to be made for temporary patching.

While our inspectors are pretty good at keeping sampling locations discreet, if they can’t have full access for invasive sampling they may be limited in the completeness of survey they can perform.

How Long Will It Take To Get Results?

After collecting samples, they will be sent to an accredited laboratory for analysis. These laboratory results are interpreted by the inspector and a report is prepared that tells you what materials do or do not contain asbestos.

This process generally takes about a week. Results can be expedited as necessary.

What Will My Inspection Report Tell Me?

Your asbestos inspection report will show you all the areas of material that were found to contain asbestos.

Any material that contains more than 1% asbestos fibers is then considered a Regulated Asbestos Containing Material.

It is important to note that the samples collected are only representative of the larger area. For example, your inspector may have collected joint compound samples from the living room & kitchen but not the dining room. That does not mean that the dining room is negative. It just means that the inspector used samples from other areas to represent the larger space.

WHY Should I Get An Asbestos Inspection?

That’s a great question.

First, it’s required by law.

Second, it’s just a smart thing to do.

Asbestos is a serious threat to our health. It’s truly not just a bunch of hype and regulation. Around 15,000 deaths each year are attributed to asbestos related diseases.

Asbestos fibers pose a threat when they are inhaled. To be inhaled, the material must be pulverized and turn to dust.

That’s exactly what happens during demolition and renovation when you take a sledgehammer and crowbar to building materials.

Properly handling asbestos is essential to keeping both the workforce and building occupants safe.

What Happens If Asbestos Is Found?

Finding asbestos in your project is an entirely manageable situation. Buildings that contain asbestos are safely renovated every day. It just takes a little more time and a little more money.

If you have found asbestos in your project, start by calling a licensed asbestos contractor to discuss your next steps.

You are about to make one of the biggest investments of your life. Between appraisals, surveys, & inspections… you are shelling out cash in all directions. Then you started thinking about asbestos…

In most real estate transactions, there is no requirement to get an asbestos inspection. But should you anyway?

Let’s dig a little deeper and answer that question.

What Are The Chances The Home Has Asbestos?

Honestly, there is a pretty good chance asbestos is contained somewhere in the home you are about to purchase. Asbestos was an extremely common component of many building materials through the last century. Even though it is less likely, modern materials may still contain asbestos fibers as well.

It is not a long shot to think that asbestos will be present in the home you are about to purchase.

Whoah… Should I Be Scared?

There is no reason to panic. Throughout your life you have been living, working, and playing in buildings that have asbestos materials. For the most part, the asbestos fibers have been safely locked into the components they are a part of. For example, vinyl floor tiles often contain asbestos. You have probably walked across these floors on more than one occasion. The asbestos fibers, however, stay firmly encased in the tiles and present no hazard to you.

Then What Is The Big Deal?

Asbestos presents a very real health hazard when the fibers are released into the air and breathed. In your lungs, asbestos leads to often fatal diseases such as mesothelioma and lung cancer.

So the big deal is when building materials that contain asbestos are disturbed, they release the fibers into the air.

An extreme example of this was the collapse of the World Trade Center. Asbestos materials were pulverized and sent as a cloud over thousands of people. First responders and recovery workers were exposed to these fibers over the months that followed and many are now suffering the health effects.

An example that is more relevant to your question, though, is the removal of an interior wall. You are going to open that living room up just a tad so you take a hammer and crowbar to the wall not realizing that asbestos is present in the joint compound. The drywall demo produces asbestos containing dust that contaminates the room and is sucked into the air conditioner… I think you see where we are going here.

So What Should I Do?

This really comes down to a personal decision. If you are purchasing a home with plans to renovate or improve it, knowing if you have asbestos will help you make a better decision. You can account for the cost of an asbestos abatement in your budget and use the information as you are negotiating the purchase price of the home.

If your renovation will require a permit, you will need an asbestos survey anyway, so you may as well go ahead get it out of the way.

On the other hand, if you do not plan on any renovations or improvements, you can probably move forward without worrying about asbestos.

Reasons You Should Consider An Asbestos Inspection:

• You are planning to renovate the home.
• You notice materials that are already deteriorated and/or crumbling.
• You will be more at peace knowing if asbestos is present or not.
• You would like to know if there is asbestos so you can properly manage it in place.

Reasons You May Not Need To Worry About An Asbestos Inspection:

• The home is move-in ready and no renovations are planned.
• The home was built in the last 10 years.

Armed with this information, you can make the best decision for your circumstance. If you decide that you do not need an asbestos inspection before you buy, move forward with confidence and don’t spend extra time worrying.

If you are still asking the question at this point, an asbestos inspection is a small price to pay for a definitive answer. It will give you more information you can use to make an informed purchasing decision.

An asbestos inspection is a simple step that could save you big time headaches and money down the road. Our inspection teams are committed to not only conducting a professional assessment of your home, but also spending time answering your questions and educating you on how to deal with any asbestos that is discovered.

 

 

If you are a contractor working in the state of Georgia, it is important to understand the laws and regulations surrounding asbestos. Most contractors learn the hard way when they are hit with stiff fines for non-compliance. A little education up front will go a long way in making sure you properly check for and remove asbestos from your demolition and renovation projects.

This article is intended to address the most common questions surrounding asbestos, and let you know exactly what it is you need to do before you start your next project.

Legal Authority

Asbestos containing materials in demolition and renovation projects receive oversite from the following:

• Georgia Department of Natural Resources, Asbestos Program
• Georgia Department of Natural Resources, Solid Waste Management Program
• U.S. EPA National Emissions Standard for Hazardous Air Pollutants (NESHAP)
• U.S. EPA Asbestos Hazard Emergency Response Act (AHERA)
• OSHA Specific Standards for General Industry
• Local Codes & Regulations

What do I need to do as a contractor concerning asbestos?

The bottom line: If you are conducting a demolition or renovation project, you must obtain an asbestos survey and notify the Georgia EPD.

As a contractor, the most immediate requirement you will encounter is notification and fees due to the Georgia EPD, Lead-Based Paint and Asbestos Program. The owner or operator of any demolition and/or renovation activity is required to submit a notice of their project to the EPD, regardless of the presence or absence of asbestos.

The first step to completing your notification is to obtain an asbestos survey. A licensed inspector will evaluate your site under AHERA guidelines to determine if there is any friable or non-friable asbestos that will be disturbed during your project.

• If no asbestos is discovered, you may submit notification directly to the EPD using the proper form found here. No fees are required.
• If asbestos is discovered, all regulated asbestos-containing material must be abated from the building before demolition and/or renovation. In this case, your abatement contractor will take care of the notification and fees required.

What if my Asbestos Survey found non-friable or other non-regulated asbestos containing material?

The bottom line: Even if your project contains materials that are not regulated by the Georgia EPD Asbestos Program, you must still comply with OSHA and Georgia Solid Waste Disposal laws and regulations.

You may notice this word “Friable” that we keep throwing around. The word friable identifies any material that contains more than 1% asbestos and can be crumbled, pulverized, or reduced to power by hand.

• Any material that is friable, has become friable, or will become friable during demolition is a Regulated Asbestos Containing Material (RACM).
• Any material that is Category I or II non-friable, and will remain non-friable during demolition is not a RACM.

These categories and definitions are spelled out by the Georgia EPD, and they have classified each material on their notification forms.

It is important to understand that asbestos containing materials that meet the non-friable definition above are ONLY excluded from Georgia EPD Asbestos Program regulations. OSHA and Solid Waste Disposal rules still apply and must be complied with.

So, how do I dispose of asbestos containing material properly?

The bottom line: Asbestos waste must be double bagged, labeled, and taken to a permitted landfill.

If you have non-friable asbestos containing material, you must follow GA Solid Waste regulations to dispose of it.

You may encounter items such as transite siding panels that have fallen to the ground, asbestos floor tiles that have come loose, or asbestos shingles no longer attached to a roof. If these items are intact and do not need to be removed from the structure with demolition tools, they are most likely non-friable materials. In this case, you are exempt from GA EPD asbestos abatement requirements and can take care of the disposal yourself.

While following OSHA regulations for worker protection:

• Double bag and seal the materials.
• Lable each bag with the following statement: “Caution – Contains Asbestos Fibers – Avoid Opening or Breaking Container – Breathing Asbestos is Hazardous to Your Health.”
• Transport to a permitted landfill and submit a completed waste manifest identifying the type and quantity of asbestos containing material.
• Note that asbestos materials may not be transported by any garbage truck or vehicle that uses compaction to reduce waste volume.

How do I keep workers safe when working with asbestos?

The bottom line: Hire an asbestos contractor or follow OSHA guidelines.

If you have decided that the asbestos containing material you are dealing with is not regulated by the GA EPD Asbestos Program, and you are going to handle proper disposal on your own… you are still subject to OSHA regulations for worker safety.

OSHA does not make the same distinctions between friable and non-friable materials and requires proper worker protection for most any asbestos containing material. As you can imagine, the OSHA guidelines are complex and have many variables based on different applications. Before you direct your employees to work with or handle asbestos containing materials, you should become familiar with the OSAH guidelines found here.

What about commercial or industrial projects

Commercial and industrial projects open up a whole different level of regulations and concerns. The items discussed above pertain to residential projects only. In addition to what is discussed here, commercial projects are regulated and enforced by the US EPA. If you are on a commercial project, your best bet is to go directly to an asbestos contractor for guidance.

Summing it all up

Asbestos regulations can become confusing very fast. Not only are the fines steep, the health risk for exposure is very real. Taking the time to do you homework will go a long way in handling asbestos properly. Most often, your best bet is to find a trusted asbestos contractor to partner with. The right firm will be happy to provide the guidance you need to make the right decision on your next project.

Great Question! I am glad you asked.

Maybe you are interested in the health of your family and the people that will be working in your home. Maybe you are just trying to do the job right and comply with local regulations. Maybe someone has spooked you with the word Asbestos, or maybe you saw a commercial with a word like mesothelioma. Bottom line is: you want to be sure everyone is safe, your project can move forward, and you are not spending money on unnecessary tests.

What is Asbestos Anyway?

Asbestos is a mineral fiber that is very strong and has great heat resistance. Because of these properties, it was used in many building materials such as insulation and adhesives. Turns out it is also highly toxic and its use is now highly regulated. You don’t really care about the background though…

Is Asbestos in My Home?

The short answer is: very likely yes.

Floor tiles, joint compound, attic insulation, & duct work are some of the common areas you will find asbestos. Even in newer homes, asbestos can be found in materials such as laminate floor covering. Asbestos was so widely used, it is present in many homes.

Contrary to popular belief, there is no ban on asbestos containg material in the US, so even new home may contain asbestos in different materials.

Hold On! I am Living With Asbestos?!?

You could be. But don’t panic, there is more to the story. What you really want to know is if you need an asbestos inspection, and we are getting to that very soon.

Asbestos becomes hazardous when it is airborne and breathed into your lungs. My guess is that you have not been breathing in floor tiles or shingles for the past decade. That asbestos is locked firmly into those products and has most likely not been putting you at risk of exposure.

Some materials, however, can easily disintegrate and become airborne. You could have more easily been exposed to asbestos in pipe insulation or attic insulation. Again, my guess is that you have not seen prolonged exposure to either of those.

The real risk of asbestos, and the people that those mesothelioma commercials are target to, are people whose professions have put them in repeated contact with airborne asbestos over many years. That is beyond the scope if this article, but you can read more about workplace asbestos exposure here.

So What Now?

If you have areas of your home where you suspect asbestos to be present, and that material is loose or disintegrated, it would be a good idea to have it checked out. If your attic is full of old insulation, or if your pipes are wrapped in cloth that crumbles when touched, you should at least find out what you are dealing with.

If you are just living your day to day life on the same old floor tiles, you don’t have much to worry about.

The real issue becomes remodeling and demolition projects. If you are taking those stable materials and breaking, crushing, or tearing them out… you need to know if asbestos will be released into the air.

Back to The Question: Do I Need an Asbestos Inspection?

Both the EPA and OSHA say that you must physically sample materials that may contain asbestos before they are disturbed. Contrary to popular belief, there is no set year or cut-off date for building construction. Though some counties place a year in their regulations, the fact is any building may contain asbestos and federal guidelines do not discriminate based on age.

Asbestos poses very real health hazards to anyone who may be exposed. Even very small exposures for a short amount of time can yield big consequences down the road. This is not an area you want to cut corners in.

Here is the best way we can lay it out for you:

• If you are worried and want to know if asbestos is in your home: YES
• If your family can easily access old, disintegrating insulation: YES
• If you are remodeling or demolishing: YES
• If you are about to disturb a material that may contain asbestos: YES
• If you are not remodeling, and your old hose in sound condition: NO

If you are starting a project in your home, a quick call to your local building department before you start will answer most of your questions. Every jurisdiction handles asbestos a little differently, and following your local regulations for testing can save you big in the long run.

What Happens if I Find Asbestos?

If your test comes back positive, a certified asbestos professional can advise you on the best course of action. You may not have to remove the asbestos at all. If you find asbestos and the material is intact, it may be safely managed in place.

If the materials must be removed, Asbestos abatement must be carried out by specialized crews. The extent of the asbestos contained in your home will determine the scope of your project.

In previous posts we have discussed why you should have an asbestos inspection, what types of building materials may contain asbestos, what an asbestos abatement looks like, and some of the health effects caused by asbestos exposure. In this post we will discuss steps you can take to limit your risk of asbestos exposure when remodeling.

Have an Asbestos Inspection Before Beginning a Remodeling Project

Handling asbestos containing materials improperly can be hazardous to your health and the health of building occupants. Furthermore, you should be aware that an asbestos inspection is required prior to remodeling or demolition. A proper inspection and the accompanying report will identify asbestos containing materials. Unfortunately, as a property owner or contractor, the reality is that you may find yourself in a situation where you are involved in a project but do not have an inspection or report.

To be absolutely clear, if you find yourself in this situation, the best course of action is to immediately stop working until an asbestos inspection has been performed.

Additional Ways to Minimize the Risk of Asbestos Exposure

• Assume that all building materials being disturbed contain asbestos.
• Contain the work area using 6-mil plastic, and maintain a negative pressure inside the containment by using negative air machines or fans to exhaust air out of the contained area through an exterior door or window.
• Wear appropriate personal protective equipment (PPE), including disposable clothing, boots, gloves, safety glasses/goggles, and a respirator with P100 filter cartridges. A dust mask is not considered appropriate PPE!
• Use a pump up sprayer to wet down building materials prior to and during removal. Asbestos fibers are too small to be seen with the naked eye. If you are disturbing asbestos containing materials and you see dust, then what you can’t see are the asbestos fibers floating in the air. Minimize dust to minimize exposure.
• Bag all debris in trash bags before it is removed from the contained area.
• Clean all remaining surfaces inside the contained area by damp wiping, scrubbing/mopping or HEPA vacuuming until no visible film or residue remains.

Be aware that disposing of asbestos waste improperly (unmarked bags, non-asbestos landfill, burning, etc.) is against the law and dangerous.

In any situation such as an emergency, a project that someone else started, or where an uninformed property owner or contractor is involved, the above steps will help to minimize asbestos exposure.

How Branch Environmental Can Help

Don’t risk potential asbestos exposure by unknowingly disturbing asbestos containing materials in your home or building. Since 2000, Branch Environmental has been inspecting, assessing and abating asbestos. We work in homes, multi-family housing, schools, hospitals, government facilities, commercial buildings, and more.

Our team of experienced professionals possesses the knowledge and tools required to handle all of your asbestos related needs. Call us today if you would like to schedule an asbestos inspection, request an abatement estimate, or simply have questions regarding the potential for asbestos in your home or building.