Asbestos Slate Siding / New Form

[Deleted member 80407]

I inspected a property today with the upper portion of the house being sided with asbestos slate siding. The house was constructed in the year 1924. Wondering how to handle this on the new form. My belief is, it is not dangerous while in-tack. However I do know if this material were to be removed from the house, the city would most likely require the house to be enclosed so the material would not become air borne during the removal process. This type of siding is common for the area. I have seen this type of an exterior being sided over with either aluminium or vinyl, however, I have never seen a house which had the existing abestos slate removed.

There are minimal sites in this area which would accept this scrap material. I do not believe that its presence affects the livability of the house. Wondering if just noting its presence within the body of the appraisal is sufficient.

 

[Joshua Fookes]

Same story in a few areas that I work

Disclose, and make the types of comments you made here on the forum. It's common, no negative effect on marketability or market value as is demonstrated in the sales grid (if you have sales with similar type siding).

Are you SURE that it is asbestos????

It might not be. Say it APPEARS to be asbestos, etc. If concerned client shoule have inspection completed by a qualified expert in the area.

I usually ad this in my Text Addendum if I know it is asbestos, etc

Asbestos Shingle Roof and Siding:

This type of siding was very popular in the 1950s and 1960s as a long life siding material. This siding is very common in this community, with an estimated 10-20% of the older homes having this material on them; and to this appraiser's knowledge, it has never been a problem. It has a long life, it is low maintenance, it paints easily, and it is fire and water resistant. The only problem is that it does crack easily, especially when hit by something in the nature of a baseball or a similar object. Other than the fact that it fractures upon sharp impact, it is not normally friable.
According to Shasta County Environmental Health (this appraiser's home county), as long as it is left alone it is all right; it is only a problem when it is disturbed and particles become airborne by crumbling this siding material.
The recommended mitigation by many county environmental agencies is to encapsulate the asbestos shingles with a non-hazardous material: for example to re-side over this material with another form of siding, thus enclosing it in place, and leaving it where it is.
The subject's asbestos siding and roof appear to be in good repair, with no apparent damage or defects; interested parties may wish to check further.

 

[Joshua Fookes]

PS

It is sort of the same type of comment you would make if the subject has lead based paint. You disclose, find out if it has any effect on the marketability &/or market value, and then make the appropriate comments. Then move on to the next hurdle.

Josh

 

[Deleted member 80407]

Asbestos Slate Side / New form

Josh, thank you for your reply.

 

[Mike Kennedy]

Standard Fannie Guideline....

Comment necessary on all dwellings built prior to 1978........(lead paint, asbestos, and/or other possibly hazardous environmental substances and/or conditions).......etc etc. just to understand clearly are you referring to Slate or Asbestos Shingle siding typical of 1920-40s average quality frame dwellings? Suggest also FIRM statement which has served me very well - in comments under Enviro........Appraiser stipulates he is not a licensed Environmental Expert and is not qualified to detect whether asbestos, lead paint, or other possibly hazardous substances exist on or adjacent to the Subject Site. Should the Client have concern in this regard, then Expert Inspection by Licensed Environmental Experts should be obtained. The Final Value Opinion rendered herein is necessarily predicated on the Extraordinary Assumption that no potentially hazardous substances or conditions exist. Should current or future inspection by Licensed Environmental Experts indicate to the contrary, then, Re-Appraisal would most probably be required as this would potentially have an adverse impact on both marketability and market value.

ALSO suggest at least 1 comparable have similar siding (even active / contracted listing) to illustrate market impact (if any) on value and marketability.

 

[Mr Rex]

IMO, the asbestos siding is the least worrisome of the asbestos building materials used during the asbestos hay days. It was the cement fiber/hardi plank of its time, and if you notice, damn near impervious to the elements etc. Since it has been painted for the past 50 years or so, little worry about friable fibers (loose floating fibers) and even when removed for disposal, it doesn't create a lot of friable fiber that is the real health concern because it is so dense and doesn't tend to come apart like pipe insulation or floor tile that is glued firmly to the floor. As with any asbestos material, it has to be removed under EPA guidelines, so not cheap if done properly. On the other hand, in my market, the asbestos sided houses sell for the same or slightly more than wood frame houses, since the asbestos siding holds paint longer and better than wood in similar aged homes. BTW it is even more similar to cement fiber when trying to hand drive a nail through it (most folks use pneumatic nailers to install other siding over top of the asbestos due to the cost of removal etc). The stuff is super hard, thus the fibers remain intact and encapsualtion is OK with the EPA