Asbestos Ceiling Removal;Selling Your Home with an Asbestos Textured Ceiling: Step-by-Step Guide for Homeowners
Asbestos Ceiling Removal is very common in New Zealand as prior to the 1990s Asbestos Textured Ceilings were commonly used in Homes. Asbestos Ceiling Removal is considered a Class A Removal, Safety 1st Removals is a Class A Removalist approved by Worksafe NZ to undertake Asbestos Ceiling Removals.
Asbestos Ceiling Removals can happen in 2 different ways one way is the most common way. Asbestos Ceiling Removal by Scraping, John Kerr of Safety 1st Removals Ltd explains that this is the most common way for Asbestos Ceiling Removals as most people are renovating. First part of Asbestos Ceiling Removal is to get the textured tested so you understand what you are dealing with. Second stage of Asbestos Ceiling Removal is to engage someone like John Kerr and Safety 1st Removals Ltd. We will come into property and advise the Homeowner on the method that we use for Asbestos Ceiling Removal.
First part is our trained Removalists for Safety 1st Removals Ltd in Asbestos Ceiling Removals will encapsulate the whole removal in 200 micron thick plastic. We use Duct Tape/ Staples to hold up the Plastic on the Walls and ground to make sure during the Asbestos Ceiling Removal that no Asbestos Texture drops in between the plastic onto the ground and contaminate the House. We use two covers of plastic to encapsulate the area during the Asbestos Ceiling Removal process as one is what we call a Sacrificial layer
The Sacrificial layer in the Asbestos Ceiling Removal Process explains John Kerr from Safety 1st Removals Ltd is basically the drop sheet which when the process of scraping begins the Texture will drop into. Once the Sacrificial layer is up in the Asbestos Ceiling Removal Process all workers will check the integrity of each layer making sure joins are seamless. Once they are happy that the plastic enclosure for the Asbestos Ceiling Removal has been visibly checked by the Asbestos Workers from Safety 1st Removals Ltd.
Then they will then create a 3 stage Decontamination Units. As scraping during the Asbestos Ceiling Removal Process can be quite messy as Asbestos Fibres are disturbed during the Asbestos Ceiling Removal. The 3 Stage Decontamination Units as described by John Kerr of Safety 1st Removals is our 3 Stage Controls of making sure their is no Contamination during the Asbestos Ceiling Removal Process.
Stage 1 of the Decontamination Units entering from the outside into the Removal Area says John Kerr of Safety 1st Removals Ltd is known as the Dry Area. The Dry Area is the place in the Asbestos Ceiling Removal Process that is the clean area of the process and is the area which transitions the Worker cleanly during the Asbestos Ceiling Removal Process into the non contaminated area.
As you can see in the Asbestos Ceiling Removal Process the Controls that have been put in place are controlled and deliberately prescribed and researched as the the best methods to keep the homeowner safe.
The second part of the Asbestos Ceiling Removal process as described by John Kerr will be explained in the Next blog.
Step-by-Step Guide for Homeowners Dealing with Suspected Asbestos in Textured Ceilings Before Selling
If you're considering selling your home and suspect that your textured ceiling may contain asbestos, it’s essential to handle the situation with care. Asbestos, commonly used in older textured ceilings or “popcorn ceilings,” poses health risks when disturbed, releasing harmful fibers into the air. Here’s what you need to know and do before listing your home on the market.
1. Identify Potential Asbestos in Textured Ceilings
First Steps: Textured ceilings that were installed before the 1980s may contain asbestos. These ceilings are often known as "popcorn ceilings" or "stucco ceilings." Visually, they appear bumpy, uneven, or pebbled. The first step is to identify the age of the ceiling—if your home was built or renovated during the asbestos era, there’s a possibility it contains asbestos fibers.
Handy Hint: Don’t disturb the ceiling by poking, scraping, or cutting into it! Asbestos is dangerous when the fibers become airborne, which can happen if you start breaking up the material.
2. Hire a Certified Asbestos Inspector
Why You Need a Pro: It’s crucial to have a certified asbestos inspector assess your textured ceiling. They will collect samples of the ceiling material (in a safe and controlled manner) and send them to a laboratory for testing. DIY testing kits may sound tempting, but they carry the risk of exposure. Professional testing is your safest option.
Testing Process: The inspector will take small samples from different areas of the ceiling and seal them for lab analysis. Lab results typically take a few days and will confirm whether asbestos is present in the textured ceiling.
3. Wait for the Test Results
Be Patient: While waiting for the lab results, avoid any renovation or repair work that could disturb the ceiling. If asbestos is confirmed, you’ll have a clear path forward in terms of what to do next. Testing will determine the type of asbestos (if any) and how extensive the contamination is.
4. Consider Your Options: Encapsulation or Removal
Option 1: Encapsulation: If the textured ceiling is in good condition and the asbestos is intact, encapsulation might be an option. Encapsulation involves sealing the ceiling with a specialized paint or sealant that locks in the asbestos fibers, preventing them from becoming airborne.
Option 2: Removal: If the ceiling is damaged or you prefer to eliminate the asbestos risk entirely, removal is the best solution. Licensed asbestos abatement professionals should handle removal. It is not a DIY task—removal involves strict safety protocols and specialized equipment to prevent fiber release during the process.
Cost Considerations: Removal tends to be more expensive than encapsulation, but it eliminates the asbestos risk completely. Encapsulation is more affordable but may still require monitoring over time.
5. Full Disclosure Is Essential
Transparency Matters: If asbestos is found in the ceiling, you are legally required to disclose this to potential buyers. Failing to disclose asbestos can result in legal consequences and may even void the sale. However, being upfront about the issue, along with showing proof of testing and any abatement efforts, builds trust with buyers.
Documentation: Provide buyers with all relevant documentation, including the asbestos test report and any remediation work that was done (encapsulation or removal). This can help ease concerns and reassure buyers that the issue has been properly addressed.
6. Prepare for Price Negotiations
Be Ready for Buyer Requests: Buyers may ask for a price reduction or request that you handle asbestos removal before the sale. If you’ve already encapsulated or removed the asbestos, use this as a selling point—emphasize that the home is now safe, and any potential hazards have been managed.
Legal Safeguards: Consider offering a warranty or certificate from the asbestos removal company, if applicable. This helps protect both you and the buyer, giving everyone peace of mind.
7. Get a Clearance Certificate After Removal
Final Check: If asbestos removal was completed, ensure you receive a clearance certificate from the asbestos abatement contractor. This document verifies that the area has been thoroughly cleaned, and the asbestos has been safely removed. This certificate is vital for reassuring potential buyers and may speed up the sales process.
Conclusion
Selling a home with a textured ceiling that may contain asbestos can be daunting, but with the right steps, you can manage the issue responsibly and legally. Hiring a certified asbestos professional for testing, disclosing any findings to potential buyers, and ensuring proper remediation will help you sell your home with confidence. Whether you choose encapsulation or removal, addressing the asbestos issue head-on will protect you and future homeowners.