Roofs can be complicated to access as there are often many concealed layers of shingles and underlayment. Photo by V.J. Coppola with GreenWorks Environmental LLC
Asbestos is a naturally occurring material that was used in many aspects of the construction industry. Damaged or “friable” asbestos releases small fibers that, when inhaled, may have long-term health effects. Asbestos is regulated by the US Government and the State of NJ. Pre-1980 structures slated for demolition or extensive renovations require an Asbestos Building Inspection (ABI) in order to remain in compliance with the Clean Air Act and the National Emission Standards for Hazardous Air Pollutants (NESHAP). This is a Federal requirement that is enforced by your local municipality, where a certified AHERA (Asbestos Hazard Emergency Response Act) Inspector is needed.
Why You Might Need an Asbestos Inspection
Understanding when an asbestos inspection is needed is the first step toward safety and compliance.
Health Risks and Legal Requirements
Asbestos refers to six minerals made of thin, heat-resistant fibers. It was widely used in building materials like insulation, roofing, and flooring from the 1930s to the 1970s. The danger occurs when these materials become “friable” (easily crumbled) and release microscopic fibers into the air. Inhaling these fibers can lead to severe health issues, often decades later, including:
- Mesothelioma: A rare cancer affecting the lining of the lungs, abdomen, or heart.
- Lung Cancer: The risk is significantly higher for those exposed to asbestos.
- Asbestosis: A chronic lung disease caused by scarring from asbestos fibers, leading to breathing difficulties.
While undisturbed asbestos is generally safe, any damage or planned disruption requires professional assessment.
A standard home inspection does not test for asbestos, making a specialized asbestos building inspection crucial. Federal laws like the Clean Air Act and NESHAP mandate inspections for pre-1980 buildings before demolition or major renovations. New Jersey supplements these with its own laws, such as the Asbestos Control and Licensing Act (ACLA).
For homebuyers, an asbestos survey is a key part of due diligence. Failing to conduct a required inspection can lead to large fines, project delays, and legal liability. It’s an essential measure for protecting both health and your investment.
The Asbestos Building Inspection Process Explained
The Asbestos Building Inspection Process Explained
Checking siding for hidden asbestos with Client. Photo by V.J. Coppola with GreenWorks Environmental LLC
An asbestos building inspection is a systematic process performed by a certified AHERA (Asbestos Hazard Emergency Response Act) Inspector to safely and accurately identify asbestos-containing materials (ACMs).
Step 1: Visual Investigation and Assessment
The inspection starts with a walk-through to examine building materials. The inspector documents the material’s condition (intact or damaged), accessibility, and potential for disturbance. Suspect materials are checked for friability (if they crumble easily) and grouped into “Homogeneous Areas” (HAs)—sections of uniform material—to plan for sampling.
Step 2: Sample Collection
Many times, there may be several siding layers hidden. Photo by V.J. Coppola with GreenWorks Environmental LLC
Sample collection is an invasive process requiring strict safety protocols to prevent fiber release. The inspector will:
- Wet the area to control dust.
- Collect a small, representative portion of the material.
- Place the sample in a sealed, labeled bag.
- Repair the sampled area to seal it.
- Decontaminate tools and dispose of waste properly.
This meticulous process ensures both safety and sample accuracy.
Step 3: Sample Amounts and Laboratory Analysis
EPA regulations dictate the number of samples required per Homogeneous Area (HA) to ensure accuracy:
| Material Type | Homogeneous Area (HA) Size | Minimum Number of Samples Required |
|---|---|---|
| Surfacing Materials (SM) | Less than 1,000 square feet | 3 samples |
| 1,000 to 5,000 square feet | 5 samples | |
| Greater than 5,000 square feet | 7 samples | |
| Thermal System Insulation (TSI) | Each HA not assumed to be ACM | 3 samples |
| Patched TSI less than 6 linear feet | 1 sample | |
| Miscellaneous Materials | Friable and/or non-friable suspected ACM | Sufficient to determine if ACM |
Samples are sent to an EPA-accredited lab for analysis using methods like Polarized Light Microscopy (PLM) or Transmission Electron Microscopy (TEM). Results typically take 3-10 days.
A special note on Vermiculite: This attic insulation may contain asbestos. Due to testing uncertainties, we recommend treating all vermiculite as an ACM and having it professionally abated.
Understanding Your Report and Next Steps
After lab analysis, you will receive a comprehensive asbestos building inspection report. This document is your guide for managing any identified asbestos.
What to Expect in Your Asbestos Survey Report
A thorough report provides clear information for decision-making. It will include the inspector’s certification, site details, sample locations with diagrams, official lab results (asbestos type and percentage), an assessment of the material’s condition, and clear recommendations for management or removal. This report is a vital document for renovations, demolition, or property transactions.
Asbestos is Found: Management vs. Abatement
If the report confirms asbestos, the response depends on the material’s condition and location. Finding asbestos does not always require immediate removal.
-
Managing Asbestos in Place: If the ACM is in good condition and unlikely to be disturbed, it can be managed safely. This can involve encapsulation (sealing the material) or enclosure (covering it with a barrier). An Operations and Maintenance (O&M) plan is often developed to monitor the material, as recommended in EPA guides on Operations and Maintenance.
-
When Abatement (Removal) is Necessary: Removal is required if the ACM is severely damaged, will be disturbed by renovation or demolition, or cannot be safely managed in place. Abatement must be performed by a licensed contractor following strict containment procedures.
Key Asbestos Regulations to Be Aware Of
Property owners in New Jersey must comply with both federal and state asbestos laws.
Federal Asbestos Regulations
Key federal regulations are managed by the EPA and OSHA:
- EPA NESHAP (National Emission Standards for Hazardous Air Pollutants): Requires a thorough asbestos inspection before most renovation or demolition projects and mandates safe work practices to prevent air contamination.
- EPA Asbestos Hazard Emergency Response Act (AHERA): Originally written for schools, AHERA sets the training and licensing standard many states (including NJ) rely on for inspectors who assess both commercial buildings and homes.
- OSHA Regulations (29 CFR 1910.1001 & 1926.1101): Protect workers by setting exposure limits and requiring safety procedures, training, and medical surveillance for anyone who may disturb asbestos during construction, renovation, or maintenance.
New Jersey Asbestos Regulations
New Jersey has its own robust framework to complement federal laws:
- Asbestos Control and Licensing Act (ACLA): This state law (N.J.S.A. 34:5A-32 et seq.) requires licensing for contractors and workers on abatement projects and sets strict work standards.
- NJDOH and NJDEP Roles: The NJ Department of Health (NJDOH) and Department of Environmental Protection (NJDEP) enforce these regulations, overseeing licensing, training, and environmental safety.
- Local Enforcement: Municipalities often enforce these rules by requiring an asbestos survey report before issuing renovation or demolition permits.
Compliance is a legal obligation to protect public health.
Always hire a certified professional to ensure safety, accuracy, and legal compliance.
Conclusion
An asbestos building inspection is a critical step for safeguarding health and ensuring legal compliance in New Jersey. From understanding the health risks and legal mandates to navigating the inspection process and subsequent report, it’s clear that professional expertise is essential. Whether managing asbestos in place or proceeding with abatement, relying on certified professionals is the only way to ensure safety.
An asbestos building inspection provides the clarity and peace of mind needed to make informed decisions about your property. The team of experts at GreenWorks Environmental is here to guide you through this complex process with care.
Checking siding for hidden asbestos with Client. Photo by V.J. Coppola with GreenWorks Environmental LLC
Ready to ensure the safety and compliance of your property? Contact us for professional Asbestos Building Inspections today.
Published: December 19, 2019
Updated: January 9, 2026
References:
- U.S. Environmental Protection Agency (EPA). Learn About Asbestos. https://www.epa.gov/asbestos/learn-about-asbestos
- U.S. Environmental Protection Agency (EPA). Asbestos Laws and Regulations. https://www.epa.gov/asbestos/asbestos-laws-and-regulations
- U.S. Occupational Safety and Health Administration (OSHA). Asbestos Standard for General Industry. 29 CFR 1910.1001. https://www.osha.gov/laws-regs/regulations/standardnumber/1910/1910.1001
- U.S. Occupational Safety and Health Administration (OSHA). Asbestos Standard for the Construction Industry. 29 CFR 1926.1101. https://www.osha.gov/laws-regs/regulations/standardnumber/1926/1926.1101
- State of New Jersey Department of Health. Asbestos Control and Licensing Act (ACLA). N.J.S.A. 34:5A-32 et seq.
- U.S. Environmental Protection Agency (EPA). Asbestos Hazard Emergency Response Act (AHERA). http://www.gpo.gov/fdsys/pkg/USCODE-2009-title15/html/USCODE-2009-title15-chap53-subchapII.htm
