Carl Brahe
I recently inspected two condos and a town home for a couple with small children. They were naturally concerned about possible environmental hazards. We tested the popcorn ceiling in each and found they had asbestos contents of 6% and 7%. Over the years I have sent more than a few samples to be tested for asbestos. Almost all have been negative. I was shocked to find three in row with high levels of asbestos fiber. Some experts say that all popcorn ceiling used from the 1920s to 1980 contain some asbestos. Some say most contain asbestos.
Most buyers decide not to test for asbestos. It’s a very confusing issue. Some experts say that for asbestos to be dangerous you have to work with it for extended periods of time while being exposed to great quantities of air born fibers. Human hair is more than 10,000 times as thick as asbestos. These fibers are super fine and stay airborne a long time. Ralph Nader told us in the 1960’s that asbestos was so dangerous that stepping on the brake pedal in our cars released so much that we risked cancer every time we stopped.
Once asbestos is discovered it must be disclosed to future buyers. This might give the seller reason to remediate the problem. The most inexpensive way to deal with asbestos containing ceiling texture is to cover it with a ceiling texture that does not contain asbestos. Its presence must still be disclosed so that future workers are not unknowingly exposed. Encasing prevents the fibers from becoming friable. Friable is when asbestos is crushed releasing microscopic fibers into the air.
One commonly recommended remediation is illegal under EPA regulations. Painting is not allowed because rolling or brushing releases asbestos into the air. Spraying can result in over saturation causing clumps of the original covering to delaminate and possibly fall.
Removing asbestos containing materials should only be done by professionals. Proper protection for workers and occupants must be provided. This includes HEPA breathing apparatus and disposable body covering. Workers need to decontaminate before leaving the containment area set up around the work area. All materials used in removal and all materials removed from the structure must be double bagged, sealed and sent to a toxic waste dump. This is far beyond most homeowners or handymen.
If you live in a home with asbestos containing ceiling material precautions should be taken to not disturb it.
- Don’t pin, drill, saw, sand, nail, tape or otherwise attach anything to the ceiling.
- Keep all storage items at least a foot below ceiling level
- Don’t touch the ceiling with furniture being moved
- Don’t impact the ceiling with anything, i.e. children throwing balls, toys, pillows or other objects
- Don’t use bunk beds that allow children access to the ceiling as in standing on top bunk
- Water leaks, peeling, scrapes and gouges need to be repaired immediately
Asbestos Containing Popcorn Ceiling in Commercial Residential Buildings
Carl Brahe