Vermiculite Attic Insulation And Its Impact On Real Estate Transactions

Vermiculite insulation, has been used as loose-fill wall cavity and attic insulation in North America since the early 1920s. Pure Vermiculite doesn't pose any known health risks, nonetheless Vermiculite mined from the popular Libby, Montana site has been identified as containing traces of Tremolite asbestos. For the house owner with Vermiculite insulation, the origin of the naturally occurring mineral is of probably the most concern, however for the common house buyer, the stigma attached to the presence of Vermiculite affects the entire real estate transaction.

Health Risks for the Homeowner

The health risks associated with owning and occupying a property with loose-fill Vermiculite insulation is generally thought to be low, as a result of limited direct exposure a home proprietor has to the installed insulation. Approximately 60% of Vermiculite insulation put in in North America is Asbestos Containing Materials (ACM) because of the popularity and market dominance of some home insulation suppliers up to the early 1990's. While it isn't guaranteed to include asbestos, with out testing to determine Vermiculite composition, the Canadian Centre for Occupational Health and Safety notes that "it's reasonable to imagine that it might be contaminated with asbestos." The known dangers associated with publicity to asbestos containing Vermiculite embrace; Asbestosis, Mesothelioma and Lung Cancer. Risk is increased with publicity, subsequently the following precautions should be taken to stop the disruption of Vermiculite insulation which can cause asbestos fibres to develop into airborne:

1. Seal all cracks and gaps in ceilings to forestall air-changes between air area and dwelling space.

2. Don't retailer objects in the attic.

3. Minimize the opening of attic hatches.

4. Do not take away the insulation yourself.

5. Inform all contractors that Vermiculite insulation which will include asbestos is current and only hire contractors licensed to handle and deal with asbestos.

Vermiculite and Real Estate Transactions

The reality of proudly owning or buying a property that comprises Vermiculite is that there is threat related to exposure to asbestos containing material and a monetary legal responsibility assumed with affected property ownership. It's imperative that Vermiculite is tested to find out if it contains asbestos; there is a 60% probability that it is asbestos containing material (ACM), and there are legal necessities in some jurisdictions to verify if asbestos is present with a view to notify contractors of potential risk. Costs associated with Vermiculite evaluation fluctuate with geographic location, nevertheless it is very important note the next:

1. Pattern assortment and pattern integrity is a crucial difficulty regarding validity of results. Testing methodology dictate particular steps be taken as a way to collect a consultant sample of homogeneous material: do not trust testing accuracy to house inspectors or your greatest effort. Poor sampling strategies equal inaccurate and invalid results. There is significant liability for the promoting (or renovating) homeowner hooked up to offering invalid negative outcomes that effect the top-consumer or contractor. Hire a testing professional.

2. As a result of bodily construction of asbestos fibres and Vermiculite, distribution of asbestos within vermiculite attic insulation is inconsistent and fibres settle over time. Accurate testing requires the collection of mulitple samples from multiple locations within the installed insulation.

Vermiculite is commonly a gross sales negotiating point. Potential consumers of properties that include Vermiculite anticipate a selling worth low cost associated with the potential expense associated with removing asbestos containing Vermiculite. Having a professional gather viable samples with analysis carried out at an accredited testing laboratory will arm the vendor with the knowledge required to find out if an abatement carried out before listing is advantageous or required at all.