How To Sell A House With Asbestos In 2024

Selling a house with asbestos can feel like a nightmare, but here’s the reality:

It is possible.

That is, of course, if you have the right approach, the right buyer and the right plan to get the deal done.

The Environmental Protection Agency (EPA) published a study stating that over half of U.S. homes built before 1980 contain asbestos.  That’s right…half.

Half is a very significant amount!

This means that 1) you are not alone in dealing with this problem and 2) there are many houses just like yours that need to sell with asbestos.

At Cash House Closers, we’ve seen it all—homes with old blown-in asbestos insulation, crumbling asbestos tiles, and everything in between.

We’ve also seen how sellers can still get great offers without jumping through hoops or taking on some massive abatement project.

What’s the secret?

It’s knowing how to handle it professionally and transparently with buyers.

In this guide, I’ll show you exactly what steps you can take to sell your home with asbestos safely and legally, and without losing sleep over the details. 😄

Let’s dive into the strategies that can help you navigate this tricky process and still get the offer you deserve!

KEY TAKEAWAYS:

• Asbestos is a very dangerous and fairly common building material in older homes.  It was used in many insultations, floors, claddings and plumbing wraps over the years.
• Selling a house with asbestos requires a careful and transparent approach.  Given the health consequences, it’s always a good idea to disclose any known asbestos issues.
• While selling your home with asbestos may seems problematic, there are more convenient and faster options you can consider.

Understanding Asbestos and Its Risks

What Is Asbestos?

Before you can really know how big of an asbestos issue you have, you need to understand what asbestos actually is.

Going back to the early 1940’s, asbestos hit the building material market as a true “miracle product”.

And for good reason too:

• It’s naturally fire-resistant
• Asbestos is strong and durable
• It’s also very cost-effective

It was used in thousands of products and was an essential part of home construction.

But that didn’t last long. 

Fast forward a few decades and the once “perfect building material” now produces many negative health consequences.  Scientists and health professionals uncovered asbestos-related health risks for contractors and homeowners who frequently used the product.

And here’s the scary part:

A very short amount of exposure to asbestos, as in minutes or seconds, can lead to diseases like lung cancer or mesothelioma.

For some, this was concerning.  For others, they couldn’t even believe it. 

Let’s talk numbers for a second.

According to the World Health Organization (WHO), around 125 million people worldwide are exposed to asbestos annually, and this exposure is responsible for about 107,000 deaths every year.

These are stark numbers, but they highlight the importance to asbestos remediation and disclosure when selling a home.

Common Areas Where Asbestos May Be Found in Homes

Many homes built before 1980 contain asbestos.

Do you own a home built before 1980?  Many in America do.

 You might be wondering: Where exactly is asbestos hiding in my home?

Here’s a few areas of your home that you could check for asbestos:

• Insulation: Homes often contain asbestos in insulation around pipes, boilers, or ducts.  You may also find loose-particulate insulation in your walls or attic that contain asbestos.
• Roofing Materials: Asbestos was commonly used in shingles and roofing felt.  It’s extremely durable and fire-resistant.
• Vinyl Floor Tiles: Look in your kitchens or bathrooms. If you have older flooring that looks like vinyl – there’s a chance it isn’t. 
• Siding: Asbestos cement siding was a go-to material for home exteriors.  Builders and homeowners loved the fact that it could withstand severe weather and last for decades.
• Popcorn Ceilings: The textured ceilings in your living or dining rooms might be made from asbestos particles and fibers.

Take a look around your house, but be careful!

There is no need to disturb the asbestos material or remove it when you are trying to see if it exists in your home.  Always use caution.

Wear a mask with a N-95 filter while you are entering confined spaces that may contain asbestos. 

Asbestos Example: Siding

Take a look at the photo below.  You may not even realize that the siding used on this home is made from asbestos.  I had no idea myself until my home inspector told me.

My team and I purchased this home from a seller who was concerned that asbestos might make the sale difficult.

The siding has since been painted and sealed which reduces concern around airborne particulate and potential lung risks.

Steps to Take Before Selling a House with Asbestos

Asbestos Inspection and Detection

The first and most crucial step when selling a house with asbestos is getting a certified asbestos inspection.

Why?

Because asbestos isn’t always visible to the naked eye. 

And let’s face it, you and I are not experts at identifying asbestos in every single scenario.  We need a professional to thoroughly evaluate the home, inside and out.

Plus, attempting to identify it yourself can be dangerous.

In fact, if disturbed during DIY renovations or testing, friable asbestos material can become airborne and create health hazards in a matter of seconds. 

This is why hiring a professional inspector will help you sleep better at night.

They will collect samples and test them in an EPA-certified lab. This provides a clear-cut answer to whether your home contains asbestos.

The average cost of an inspection is about $300 to $1,200, but this varies depending on the size of the home and how extensive the inspection needs to be. Not only does this small investment give you peace of mind, but it protects your legal standing and gives any potential buyer a much better idea of what they are dealing with.

Legal Requirements and Disclosures

Transparency is non-negotiable when selling a house with asbestos.

When we buys homes, we always counsel the seller to provide upfront warnings about asbestos or any questionable materials that might be asbestos.

By the way, it’s also the law.

If your home contains asbestos, you are legally required to disclose this to potential buyers. In some states, failure to disclose asbestos can lead to legal liabilities, including fines and lawsuits.  That’s not the outcome you want to be facing.

Lots of homeowners view disclosure as a hassle.  In reality though, it can be an asset that saves you from liability and damages in the future.

Not only is it a layer of protection, but it builds trust with buyers and demonstrates to them that you are being fair and honest.

In today’s real estate market, that does go a really long way.

Buyers appreciate sellers who are honest and transparent about any large or small issues with their home.  Will they get a home inspection anyways?

Sure, but who wouldn’t!

At least knowing the asbestos issue beforehand is one less “surprise” that will derail your deal before it even gets to the finish line.

Here’s how you can be absolute forthcoming about your asbestos issues:

1. Tell everyone.  The buyer, the broker, the attorney, the inspector, etc.
2. Include the results from your asbestos test.
3. If you’ve already taken steps to contain or remove it, share that information, too.
4. Acknowledge whether or not you will be offering a credit or discount for the buyer.
5. Get it in writing.  Fill out your seller’s disclosure form properly – indicating your knowledge of an asbestos problem.

Every state’s disclosure laws are different. Some require sellers to explicitly state if asbestos is present, while others may not require specific asbestos disclosures but instead focus on any known hazards. If you’re unsure, a consultation with a real estate attorney who understands local laws could be the right move.

Professional Asbestos Abatement and Containment

Once you’ve confirmed the presence of asbestos, it’s time to make a decision:

Contain it or Remove it.

Here’s a deeper dive into each option:

1. Containment: If the asbestos in your home is in good condition and not crumbling (i.e., non-friable), then you might choose to just contain it. Containment involves sealing or covering the asbestos material with a specialized coating to prevent the fibers from becoming airborne. This is often a cheap and quick option for homeowners, but it’s only recommended if the asbestos is undisturbed and not at risk of future damage.  If you are unsure, get a professional consult with an asbestos abatement company.  A good company will tell you if a DIY solution is practical and advisable.
2. Abatement: If the asbestos is in poor condition, or you’re worried about how it will affect the sale of your home, full abatement may be the best route. Asbestos removal can be expensive (ranging from $2,000 to $15,000 or more, depending on the scope of the job), but it eliminates the problem entirely. And then on top of that, you are then in a position to sell your house without an asbestos problem – which will likely results in a stronger sales price.  Just remember to hire a licensed and insured asbestos contractor. Never remove asbestos yourself if you are unsure of the condition or approach.  It’s hazardous, and improper removal can worsen the situation.

Selling Strategies for a Home with Asbestos

Cash Offers and Price Adjustments

You’re here because you want to sell your home.

And along the way, you or someone close to the property, has raised a concern about asbestos.

What’s the best way to get the sale through and keep everyone healthy in the process?

The best way is to find a cash buyer.

Why?

Cash buyers can purchase your home without any contingencies or third-party approvals.  There are many lenders and appraisers who will not approve a loan on a house containing asbestos – even if it is undisturbed!   

Knowing that cash buyers are accustomed to buying homes that need work, you can easily target them for selling your house and see what kind of offers come in.

And since they will be less concerned about issues like asbestos, you can also be less concerned about selling your house with asbestos.  My company, Cash House Closers, is a local cash buyer in North Carolina who buys homes with asbestos issues.  We have the resources and experience to handle it. However, they it often means that we need to offer the seller a lower price that factors in the cost of asbestos removal or containment.

If you’re open about the asbestos upfront, buyers may feel more comfortable working with you and negotiating a fair price based on the necessary work. Get quotes for removal or containment, so you can use those figures in negotiations. Even my own company appreciates knowing the potential costs, and it shows that you’ve done your homework as a homeowner.

Selling a House As-Is vs. Removing Asbestos

When it comes to selling a house with asbestos, you have a choice: sell it as-is, or take on the responsibility of removing the asbestos yourself.

Here’s a quick and easy way to make a choice on this:

• Selling As-Is: Selling a house as-is can be a time-saver.  And this is especially true if you’re looking to sell quickly or don’t want to deal with the cost and hassle of asbestos abatement. However, in older homes, asbestos is usually just one of many issues related to the condition of the property.  Your house might also have older wiring that is dangerous, a roof that leaks or broken appliances.  Selling the house “as is” covers all of those projects.  And yes, be prepared for lower offers, but this can be offset by the convenience of avoiding repairs or upgrades.  Add up the costs of fixing and repairing all these things that prevent you home selling a brand-new house.  Then compare that to the discounted price you’ll need to accept to sell it directly to a cash buyer.
• Removing Asbestos Before Selling: If you remove the asbestos before selling, your home may attract more traditional retail buyers.   These buyers typically take longer to close (due to financing and inspections) but they may be able to offer you a higher price.  With asbestos issues throughout the house, they might be turned off by the idea of dealing with the hazardous material.  But by removing it for them, you can position the property in a better light.  The main concerns with removing it yourself is the upfront cost, which is usually steep, and the potential health risks it creates.  Asbestos abatement makes your property more marketable and at a higher price, but it also extends the selling process and balloons the costs.

Each option has its pros and cons. The right choice depends on your timeline, budget, and willingness to negotiate.

Working with Real Estate Agents and Buyers

Role of Real Estate Agents With Asbestos Homes

Having a great real estate agent to represent your interests and home can be worth its weight in gold.

However, finding that agent is often difficult.  This is why so many sellers break up with their realtor.

And on top of that, having an agent who is knowledgeable on older homes and asbestos is even more rare.

But you will need that unicorn of an agent to negotiate and sell your house if a traditional home sale if what you decide.

Real estate agents who have experience dealing with older homes or hazardous materials like asbestos are a valuable resource.

Not only do they know what to look for in basements and attics, but they also are equipped with the right strategies to market homes with potential issues while following all legal requirements. Agents can also provide advice on when to push for repairs or abatements vs. when to sell as-is. 

Use them as a resource whenever you can.

If you do plan to have your agent list the property for sale without remediating the asbestos issue, then make sure they understand all asbestos disclosure laws in your state and city.  You’re liable if something goes undisclosed, not your agent.

Buyer Concerns and How To Negotiate Around Asbestos

In your home selling process, you will find that buyers are often cautious when they hear the word “asbestos”.

Coming from a guy who has dealt with a lot of asbestos-related issues, I totally understand.

Nobody wants to put their health or that of their loved ones at risk.

And that’s exactly why some buyers will expect you to handle the issue before settlement while others might want to negotiate the price down even further.  The key here is flexibility and balance.  You still own the home, so you’re in control of both!

If you’ve already gotten estimates for asbestos removal, present these to buyers upfront.

Offer them the choice: either you handle the removal, or they get a price reduction and handle it themselves. 

With this approach, you don’t risk getting a lowball offer that is insulting or off-putting.  You get to do the math for them.

Being transparent and prepared with detailed cost estimates can calm buyer concerns and keep the sale moving forward. However, buyers may still ask for credits or closing cost adjustments to offset the cost of asbestos abatement and other repairs depending on each situation.  

Your willingness to negotiate can make all the difference.

Selling A Home While Adhering To Asbestos Regulations and Safety Protocols

Safety Standards for Homes with Asbestos

Dealing with asbestos is not just a legal matter—it’s a safety issue.

Back in 1960, no one knew how dangerous asbestos could be.

Fast forward to 2024 and it’s marked as one of the leading causes of cancer and lung issues in America.

The Environmental Protection Agency (EPA) and the Occupational Safety and Health Administration (OSHA) have stringent regulations around:

1. How asbestos must be handled during renovations and resales.
2. What the penalties are for violating these regulations.
3. The harm to people’s health and the liability for homeowners.

Whether you choose removal or containment, make sure the work is done by licensed professionals following EPA safety protocols.  Not only will this will protect you legally, but it will make your home more attractive to buyers knowing that the right thing was done and in a safe manner.

Additional Examples of Homes with Asbestos

Case Study: Selling a Historic Home with Asbestos

Let’s look at a real-world example.

In Massachusetts, a homeowner was selling a 1950s ranch-style home. During the inspection, it was revealed that the home’s vinyl flooring and pipe insulation contained asbestos.  This may not be an immediate health concern for the homeowner since the building products remain undisturbed.  However, the seller now needed to be upfront with buyers and offer them a $6,200 credit to handle the abatement.  The buyer was an investor who planned to do this work anyways which made the seller’s concession more appealing to him.  Understanding that the asbestos removal would be part of their renovation budget, they moved forward with closing the deal.

The lesson here?

Flexibility and transparency help seal the deal, even when asbestos is involved.  Asbestos does not need to be a deal breaker like many believe.

When Asbestos is Only a Minor Concern

In another case, a home seller in North Carolina discovered asbestos in the roofing shingles during a pre-listing inspection. Because the asbestos was contained and undisturbed, the sellers chose to leave it in place and disclosed the information to buyers. This is also an example of asbestos in an exterior application which further minimizes airborne risks.  By explaining that the asbestos posed no immediate risk and providing estimates for containment, the sellers were able to sell their home in North Carolina without lowering the price significantly.  It also helped that the roof was in good condition and not leaking.

How To Successfully Sell a Home with Asbestos

Selling a house with asbestos is undoubtedly more complex than selling a home without it, but it’s far from impossible.

You can do it!

By following the steps we outlined above:

• Getting a professional inspection,
• Handling legal disclosures,
• And being open with buyers,

You can sell your home without major issues.

Hire experienced and licensed asbestos professionals, be flexible in negotiations, and remember that asbestos doesn’t have to mean a dealbreaker.

At Cash House Closers, we’ve helped homeowners navigate tricky situations just like this, and we’re ready to help you too. Whether you’re looking to sell quickly or just want expert advice, don’t hesitate to reach out. Let’s get your home sold safely, legally, and for the best price possible!

Other Resources & Articles From Doug

Selling A Home In Foreclosure

Sell Your House In Probate

How To Fire Your Realtor

Author: Doug Greene

Doug brings over a decade of real estate and business experience to his content. Educating homeowners and helping sellers with their properties is his passion.

His contributions have been featured on Realtor.com, Washington Post, Apartment Therapy, HomeLight, Better Homes & Gardens and many more.