Vermiculite Attic Insulation and Its Effect on Real Estate Transactions

Vermiculite insulation was used as loose-fill cavity wall and loft insulation in North America since the early 1920s. Pure vermiculite does not represent any known health risks, however popular vermiculite mined from Libby, Montana site was identified as containing traces of tremolite asbestos. For a homeowner with vermiculite insulation, the origin of a naturally occurring mineral is the most important concern, but for the average home buyer, the stigma associated with the presence of vermiculite affects the entire real estate transaction.

Health risks for homeowners

health risks associated with owning and occupying property with loose-fill vermiculite insulation is generally considered low, given the limited direct exposure to the home owner has installed insulation. About 60% vermiculite insulation installed in North America, an asbestos containing material (ACM), given the popularity and market dominance of some local suppliers isolation until the early 1990's. Although not guaranteed to contain asbestos, without testing to determine the composition of vermiculite, Canadian Centre for Occupational Health and Safety notes that the "reasonable to assume that they may be contaminated with asbestos." Known risks associated with exposure to asbestos-containing vermiculite include, asbestosis, mesothelioma and lung cancer. The risk increased with exposure, so the following precautions should be taken to prevent disturbance of vermiculite insulation that may cause asbestos fibers into the air:

1 Seal all cracks and gaps in the ceiling to prevent air changes between air space and living space.

2 Do not hold objects in the attic.

3 Minimize opening loft hatches.

4 Do not remove the insulation yourself.

5 Notify all contractors that vermiculite insulation that may contain asbestos is present and only hire licensed contractors to handle and deal with asbestos.

Vermiculite and real estate

the reality of owning or buying a property that contains vermiculite is that the risk associated with exposure to asbestos containing material and financial commitments to the affected property. It is imperative that the vermiculite was tested to determine if it contains asbestos, there is a 60% chance that the asbestos containing material (ACM), and there are legal requirements in some jurisdictions to assess whether asbestos is present in order to inform potential contractors the risk. Costs associated with vermiculite analysis vary with geographic location, but it is important to note the following:

1 Sample collection and sample integrity is a critical question about the validity of results. Testing methodology dictate specific steps to take in order to collect a representative sample of homogeneous material: Do not trust the accuracy of home testing or inspection of your best efforts. Poor sampling methods, the same inaccurate and invalid results. There is a significant responsibility for the sale (or adaptation) homeowner attached to the provision invalid negative results that affect the end user or contractor. Rent a professional test.

2 Due to the physical structure of asbestos fibers and vermiculite, the distribution of asbestos in the vermiculite was inconsistent and fiber resolve with time. Accurate testing requires the collection of Mulitple samples from several locations within the installation of insulation.

Vermiculite is often a selling point of negotiation. Potential buyers of real estate containing vermiculite expected price discount associated with the potential costs associated with removing asbestos-containing vermiculite. After the professional sample collection with a viable analysis performed on the accredited testing laboratory will hand the seller with the information needed to determine whether the reduction is performed before the listing is advantageous or necessary at all.

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