Long after use, health risks of asbestos-containing materials persist

November 26, 2024

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By Jennifer Archacki, Environmental Service Line Principal; Bruce Burton, Senior Environmental Advisor; Katie Teter, District Environmental Principal

This may be hard to believe, given that many of its uses are now outlawed due to the adverse impact on human health, but asbestos was once considered a “miracle mineral.” Because asbestos was abundantly available and had some industrially useful properties, it was very popular in commercial and residential construction, primarily following World War II through the late 1970s. Though it’s now heavily regulated, asbestos is still not completely banned in the United States. Further, since most products are not tested for asbestos after they’re manufactured or at point of import, asbestos can still enter the market, such as if asbestos-contaminated talc is accidently mined and used in baby powder.

When a structure built between approximately 1900 and 1980 incurs damage — due to a leak, natural disaster or other loss event — there’s a fair chance the presence of asbestos will be discovered during the restoration process. Any event that will disturb building materials, such as a renovation, demolition, disaster cleanup or maintenance/repair activity, requires sampling to determine the presence of asbestos-containing material (ACM) prior to disturbance. To ensure regulatory compliance and protect the well-being of the building’s occupants and post-loss work crews, areas that require restoration due to damage must be inspected and handled with care by skilled professionals who can effectively mitigate the potential risks. 

In this blog, we will explore the properties and health effects of asbestos and the important role of expert specialists in limiting dangerous exposures, controlling costs, and ensuring regulatory compliance when a property damage claim involves asbestos.

What made asbestos so popular 

Asbestos is a lightweight crystalline mineral that occurs in nature and can be mined. It is resistant to fire and many chemicals, insoluble in water, a good electrical insulator and has high tensile stress (meaning it can withstand heavy stretching and pulling without breaking). Its long fibers are flexible, and some can even be woven. Experts estimate asbestos was an additive in nearly 3,000 different products. 

Its strength and durability made it a perfect fit for use in construction — in everything from floor and ceiling tiles to drywall, insulation, siding, joints, roof shingles, ductwork and more. As environmental consultants, we’re often asked where in a building asbestos can be found. The short answer is: anywhere and everywhere.

Why it’s so harmful

Asbestos is a known carcinogen. Its use fell out of favor and was heavily regulated when its long-lasting and damaging health effects came to light. Some of the qualities that made asbestos so popular in construction, like its durability and acid resistance, are the same qualities that make it difficult for the body to break down through natural biological processes. 

ACMs can release particles and fibers into the air when they are disturbed or damaged. If breathed in, those particles may accumulate in the lungs and cause lasting and irreversible tissue damage — leading to lung cancer, mesothelioma (rare cancer in the thin lining of the lungs and abdominal cavity), asbestosis (chronic lung disease and shortness of breath) or other serious health issues. These conditions can develop 20-40 years after exposure, in what is known as the latency period. Approximately 10,000 Americans die each year from asbestos-related diseases. 

Because of the severity of these risks, the handling of asbestos is highly regulated. At the federal level, the U.S. Occupational Safety and Health Administration (OSHA) and Environmental Protection Agency (EPA) have established regulatory standards for asbestos. Multiple U.S. states and municipalities have their own regulations related to training, licensing and work practices for professionals who work with asbestos, including air monitoring criteria and other factors. Because the requirements vary by location, licensed asbestos consultants must familiarize themselves with jurisdictional nuances and continually monitor the regulatory landscape for updates.

How to identify asbestos and what to do next

The date a building was erected may hint to the use of asbestos in its construction, but only material sampling and lab testing can determine that for certain. Bulk sampling of suspected ACMs should always be performed by a licensed asbestos inspector. Based on their training, professional expertise and knowledge of the governing standards and regulations, asbestos consultants can determine the best course of action for abatement. The options include maintaining the ACMs in place, removal, enclosure, encapsulation or some combination thereof. The amount of asbestos, its condition, location, probability of disturbance and timing of abatement are all critical factors in making informed abatement decisions.

Many assume asbestos must be removed from a structure in order to make it safe. But that’s not always the case, and that assumption can cost building owners and companies thousands of dollars in unnecessary abatement costs and business interruptions. Oftentimes, ACMs can remain safely undisturbed and in good condition as part of an operations and maintenance (O&M) program.

By way of example: Our team at EFI Global was enlisted on a water damage claim at a healthcare facility that was covered by a major insurer. A national asbestos removal and contracting firm had inspected the loss site, identified the presence of asbestos, and proposed the removal of all sheetrock walls throughout one wing of the building. The job was quoted at more than $300,000 and an estimated 15 days of work. One of our expert environmental consultants subsequently conducted a thorough investigation and determined that full abatement wasn’t needed to ensure the facility’s safety. We recommended a two-foot flood cut in most areas impacted by the water damage and estimated the necessary asbestos removal cost at approximately $10,000, including disposal fees and post-abatement testing. Our efforts saved our insurer client a significant amount of money on the claim and prevented the policyholder from undertaking more hassle and disruption than necessary.

It’s important to keep in mind that the interests of environmental consultants and abatement contractors are not always aligned. Turning to the right expert professionals at the right time can control claim costs while ensuring safety and full compliance. 


Learn more — read about EFI Global’s full range of fire investigation, engineering, and environmental, health and safety consulting services on our website

Tags: building, engineering, environment, environmental, health