Asbestos is a naturally occurring mineral fiber that was widely used in building materials throughout the United States from roughly 1920 through the late 1970s. In New Jersey, where a significant portion of the housing stock predates 1980, suspect asbestos-containing materials (ACMs) appear in a wide range of home components — from floor tiles and pipe insulation to popcorn ceilings and roofing shingles. When asbestos-containing materials are intact and undisturbed, they generally pose little immediate risk. When disturbed, cut, drilled, or deteriorated, they release microscopic fibers that are invisible to the naked eye and can cause serious respiratory disease decades after exposure.
Where Asbestos Is Commonly Found in NJ Homes
New Jersey homes built before 1980 — and even some built into the early 1990s before certain product categories were phased out — may contain asbestos in any of the following locations:
Floor tiles (especially 9″×9″ vinyl tiles and their mastic adhesive), ceiling tiles, popcorn acoustic ceiling texture, pipe insulation and duct wrap on heating systems, insulation wrap around boilers and furnaces, roofing shingles and felt underlayment, siding shingles (cement-asbestos type), joint compound used in drywall finishing, and insulation inside wall cavities of older construction.
The presence of asbestos does not always mean the material must be removed. Intact, undisturbed materials that are in good condition are often best left alone and monitored. The risk arises when materials are in poor condition, subject to disturbance during renovation, or likely to be disturbed during routine use of the home.
Why This Matters for NJ Home Buyers
The diseases caused by asbestos exposure — mesothelioma, asbestosis, and asbestos-related lung cancer — have latency periods of 20 to 50 years. There is no safe level of asbestos exposure established by the EPA. The agency recommends minimizing all exposure to asbestos fibers.
For a home buyer, the risk is practical as well as medical. If you purchase a home with suspected asbestos-containing materials and later undertake a renovation — refinishing floors, replacing ceiling tiles, re-plumbing, or finishing a basement — you may be required by New Jersey regulations to have suspect materials tested before work begins. If testing confirms asbestos, abatement by a licensed NJ asbestos abatement contractor is required before the renovation can proceed. That cost can range from a minor line item for a small area to a significant project for whole-house remediation.
Knowing the presence of suspect materials before closing gives you the ability to factor these potential future costs into your decision before the expiration of your inspection contingency. See our NJ home inspection FAQ for answers to common questions about the inspection process.
What Your Home Inspector Looks For
Materials that appear consistent with ACMs based on age, composition, and placement are often but not always noted in the inspection report with a recommendation for further evaluation. A conclusive determination of asbestos content requires laboratory analysis of a physical sample, collected by a certified asbestos inspector (also called an AHERA Building Inspector) licensed by the New Jersey Department of Health.
A home inspection is the starting point. If suspect materials are identified, the next step is to engage a certified NJDOH asbestos inspector for bulk sample collection and laboratory analysis before the expiration of your inspection contingency. Learn more about our Certified Master Inspector credentials and inspection process.
What to Do If Suspect Materials Are Found
Do not disturb the materials. Avoid drilling, cutting, sanding, or otherwise disturbing any material identified as potentially containing asbestos until testing is complete.
Hire a certified NJ asbestos inspector. New Jersey requires that asbestos inspectors and abatement contractors hold current NJDOH certification. An inspector collects bulk samples under controlled conditions and submits them to a certified laboratory. Results are typically returned within a few business days.
Evaluate the findings before your contingency expires. If laboratory results confirm the presence of asbestos, a licensed abatement contractor can assess whether the material requires abatement or encapsulation. Get this evaluation before the expiration of your inspection contingency so you understand the scope and cost of any required work. If you are also concerned about lead paint in NJ homes, that evaluation should also be completed before your contingency expires.
Scheduling Your NJ Home Inspection
Call (973) 812-5100 to schedule your inspection — Monday through Friday 8 AM to 8 PM, Saturday and Sunday 8 AM to 5 PM. Your presence is required at the inspection.
Frequently Asked Questions — Asbestos in NJ Homes
How do I know if my home has asbestos?
You cannot determine whether a material contains asbestos by looking at it. Visual identification by a licensed inspector can flag materials that are consistent in age and appearance with known ACMs, but laboratory analysis of a physical sample by a NJDOH-certified asbestos inspector is the only way to confirm asbestos content.
Is asbestos dangerous if I leave it alone?
Asbestos-containing materials that are intact, in good condition, and not subject to disturbance generally pose a lower immediate risk than damaged or friable materials. However, any renovation, repair, or disturbance of suspect materials requires testing first. Before the expiration of your inspection contingency, a certified inspector can assess the condition of any identified suspect materials and advise on the appropriate response.
Does every NJ home built before 1980 have asbestos?
Not necessarily. The use of asbestos varied by builder, product line, and time period. However, the prevalence is high enough that any NJ home built before 1980 should be considered suspect until inspected. Homes built during the 1960s and 1970s carry the highest overall likelihood of ACMs.
Can the seller remove asbestos before closing?
Immediate corrective actions are necessary when confirmed ACMs are found in a condition that requires abatement. The scope of any abatement, and the qualifications required to perform it under NJ law, should be confirmed by a certified NJDOH asbestos inspector before the expiration of your inspection contingency.
