Popcorn ceiling finish - Asbestos - InspectionNews

Ken Amelin · #1 (**permalink**) 03-18-2008, 08:25 AM

I see this finish in tons of houses built in the 70's.
We know that there is a potential for asbestos (uses as the popcorn) and we should alert the potential buyers, but I don't want to be like "chicken little" and tell them that the sky is falling.

The EPA also plays it down and says do nothing but paint over it to encapsulate.

What verbage and advice do you folks use so that the information is more informative than death defying?

Many thanks

Brandon Chew · #2 (**permalink**) 03-18-2008, 09:52 AM

I basically say:

Be aware it could contain asbestos.
Explain that the hazard with asbestos is when it is friable and airborne.
Paint over it and don't disturb it (contain the hazard).
If they are planning to remodel and disturb it, they should have it tested for asbestos, and if confirmed, have it removed by a qualified asbestos abatement firm (this may cost big $$$).
Refer client to EPA and my state health dept asbestos websites for more info.

Jerry Peck · #3 (**permalink**) 03-18-2008, 02:10 PM

Two acronyms to remember:

ACM - Asbestos Containing Material

PACM - Presumed Asbestos Containing Material / Potential Asbestos Containing Material / Possible Asbestos Containing Material

Jon Randolph · #4 (**permalink**) 03-18-2008, 06:04 PM

I would report it as having a potential to contain asbestos, depending on when it was installed. If installed in the 70's it is highly likely but remember that it is still being installed today.

Have them try to find out when it was installed and if concerned have it tested. But as others have said it is not an issue unless friable.

Scott Gilligan · #5 (**permalink**) 03-18-2008, 06:05 PM

Pre-1982 houses with textured ceilings may potentially contain some asbestos; asbestos is hazardous if loose and can be inhaled. Such ceilings should be kept well sealed. Identification of asbestos requires laboratory analysis that is outside the scope of a home inspection.