What to Do If Asbestos Is Found

Don't Panic: Condition Is What Matters

Asbestos-containing materials that are in good condition and are not going to be disturbed generally do not need to be removed. Federal guidance from the EPA states that asbestos in place and undamaged is often best left alone and managed with periodic monitoring. The hazard arises when fibers become airborne, which happens when material is damaged, deteriorating, or disturbed. The first step after a positive test result is understanding the condition of the material.

Option 1: Manage in Place

Some materials are in good condition and are not going to be disturbed: pipe insulation behind finished walls, floor tile under carpet, intact ceiling tiles. For those, the recommended approach is often an operations and maintenance (O&M) plan. This involves documenting the location of all ACM, training building occupants not to disturb it, monitoring for damage periodically, and responding promptly to any deterioration. O&M plans are required for commercial and institutional buildings and are a cost-effective approach when removal is not necessary.

Option 2: Encapsulation

Encapsulation involves applying a sealant or enclosure to asbestos-containing material to prevent fiber release without removing the material. Penetrating encapsulants bind fibers within the material; bridging encapsulants coat the surface with a protective layer. Encapsulation is appropriate for materials that are slightly deteriorated but still largely intact, where removal would create more disturbance than encapsulation. It is generally less expensive than removal. But it requires ongoing monitoring and may not be suitable if the material is likely to be disturbed in the future.

Option 3: Abatement and Removal

Full removal is required when ACM is in poor condition, when renovation or demolition will disturb the material, or when the property owner wants a permanent resolution. Abatement must be performed by licensed contractors using proper engineering controls.

These include containment with plastic sheeting and negative air pressure, wet methods to suppress fibers, personal protective equipment, and proper disposal in sealed containers at licensed facilities. Air testing after abatement confirms that fiber levels have returned to background levels before the area is released for re-occupancy.

Next Steps After Discovery

After receiving a positive test result, contact a licensed asbestos consultant to review the report and recommend a course of action appropriate for your property and plans. If removal is needed, get written bids from multiple licensed abatement contractors. Confirm that abatement contractors carry appropriate insurance and licensing in your state. Request clearance air testing by a third-party inspector, not the abatement contractor, after work is complete to confirm the area is safe.