A positive asbestos result is unsettling, but you have clear, safe options. The right next steps protect your family, keep costs under control, and prevent making a small problem bigger.
This guide walks you through what to do first, who to hire, how fixes work, and what paperwork to keep. Schedule a consultation with a licensed asbestos professional to assess the condition and provide guidance.
TL;DR
- Stop disturbing the area, limit access, and avoid dry sweeping or standard vacuuming.
- Confirm the result, read the lab report, and plan with a trained, accredited asbestos professional.
- Choose the right fix: encapsulation, enclosure, or removal; removal is not always required.
- If abatement proceeds, expect containment, wet methods, high-efficiency particulate air (HEPA) filtration, and final clearance testing.
- Keep all reports, invoices, and disposal records; rules vary by state and project type.
What Happens After a Positive Asbestos Test?
Understanding the test result and its implications is the first critical step because it informs homeowners about the specific type, location, and condition of the asbestos-containing material (ACM). This knowledge is essential for assessing the risk level and making informed decisions about whether professional intervention, like abatement, is immediately necessary.
Read the Lab Report and Confirm as Needed
Most bulk building material samples are analyzed by polarized light microscopy (PLM). The report lists material type and percent asbestos by variety (for example, chrysotile). Under federal school rules used as a benchmark in industry, a material with 1% or more asbestos by PLM is considered asbestos-containing material.
If a result is right around that threshold, a lab may use point counting or transmission electron microscopy (TEM) for greater resolution. For dependable quality, use laboratories accredited for asbestos analysis under the National Institute of Standards and Technology (NIST)’s National Voluntary Laboratory Accreditation Program (NVLAP).
EPA recommends NVLAP labs even for non-school buildings. As an NVLAP-accredited laboratory, we provide the accurate results you need for documentation and further actions.
Take Immediate Safety Precautions
When your home or building contains asbestos, these basic steps align with federal homeowner guidance that stresses leaving intact materials alone and avoiding DIY disturbance. Until a professional plan is in place:
- Do not sand, drill, scrape, or otherwise disturb the material.
- Keep people and pets away.
- Place a simple barrier or closed door.
- Avoid actions that spread dust. Do not dry sweep or use a regular vacuum; pros use HEPA vacuums designed for asbestos work.
- Postpone any renovation that would disturb suspect materials.
Know the Material and the Risk
Understanding that friable materials readily release fibers upon damage and that severely damaged non-friable materials may become “regulated” is essential for making safe and compliant decisions about handling and abatement. Two quick definitions help your decisions:
- Friable material: Contains more than 1% asbestos and can be crumbled by hand when dry. Friable products, like some sprayed-on ceiling textures or pipe insulation, readily release fibers if damaged.
- Non-friable material: Contains more than 1% asbestos but cannot be crumbled by hand when dry. Many flooring tiles, mastics, and cement boards are non-friable. They’re less likely to release fibers unless cut, sanded, or broken.
Industry and regulatory programs also use categories:
- Category I non-friable materials include resilient floor coverings, gaskets, and asphalt roofing.
- Category II covers other non-friable products such as cement siding.
If severely damaged or disturbed, these materials may become Regulated Asbestos-Containing Materials (RACM) under federal and California state regulations. Our certified asbestos professionals in San Diego County can assess the condition and guide the safest course of action.
Choose the Right Fix: Encapsulate, Enclose, or Remove
Not every positive test means removal. The best option depends on the condition, location, and planned renovations.
| Option | What It Is | Best For | Disruption | Typical Pros/Cons |
| Encapsulation | Sealing material in place with a compatible coating or penetrating sealer | Stable surfaces you do not plan to disturb | Low | Fast and cost-effective; preserves material; needs future monitoring |
| Enclosure | Building a durable barrier around the material (e.g., boxing around pipe insulation) | Localized hazards you can permanently cover | Low to medium | Avoids disturbance; reduces access for repairs; still leaves ACM in place |
| Removal | Carefully taking out ACM under containment with wet methods and HEPA controls | Damaged friable ACM, major renovations, or where rules or risk warrant | Medium to high | Eliminates the source; higher cost and disruption; requires a specialized contractor and waste handling |
A trained, accredited professional can assess the condition and advise on the safest, code-compliant path for your situation.
When Removal and Notifications Come Into Play
Federal clean air rules for asbestos specify work practices for the renovation and demolition of regulated facilities. Single-family homes with four or fewer units are generally outside those federal work-practice requirements unless part of a larger public or commercial project. Even when not required, the same best practices are widely followed because they reduce fiber release:
- Thorough inspection
- Adequate wetting
- Negative-pressure containment
- Proper packaging
- Disposal at approved landfills
States and local agencies such as the San Diego Air Pollution Control District often add their own requirements. You’ll need to notify local agencies before disturbing asbestos in renovations or demolitions. Failure to comply with these regulations can result in fines or delays.
Worker protection rules apply to employers and contractors. OSHA’s asbestos standard for construction governs exposure limits, respirators, decontamination, and classifications of work. We also operate under these rules.
How Professional Abatement Works
Knowing how the process works allows homeowners to properly vet contractors and ensure the work is performed systematically and safely according to established protocols. A typical project includes:
Pre-Job Planning
An accredited inspector confirms locations and quantities. A project designer specifies methods, containment, and controls.
Containment and Controls
Work areas are isolated with plastic sheeting. Meanwhile, negative air machines with HEPA filters run continuously. Materials are wetted to keep dust down. In San Diego County, additional measures might be required to meet local air quality standards, and disposal must follow California’s asbestos waste disposal regulations.
Removal or Repair
Crews use glove bags, enclosures, or full containments depending on the scope and material type.
Cleanup
Wet wiping and HEPA vacuuming remove settled dust. Waste goes into leak-tight, labeled containers.
Clearance
After a thorough visual inspection shows no debris or residue, air testing is conducted. In schools, federal rules require TEM at a clearance criterion of 70 structures per square millimeter or PCM at 0.01 fibers per cubic centimeter under aggressive sampling.
For homes, local requirements vary, but many consultants use similar benchmarks. Clearance sampling should be performed by a party independent from the abatement contractor.
Documentation
You receive the inspection report, work plan, waste shipment records, and clearance results. Keep them with your house records.
Paperwork, Waste, and Disposal
Asbestos waste from abatement must be sealed in leak-tight containers, labeled, and delivered to a landfill approved to accept asbestos. Federal compliance programs emphasize no visible emissions and proper burial.
In California, additional details are outlined, such as keeping waste wet, marking containers, and proper storage before transport. Asbestos needs to be taken to an EPA-approved asbestos landfill in San Diego County. Keep copies of your waste manifests and chain-of-custody forms with your clearance report.
Examples
These case studies provide homeowners with practical context on how professionals assess, contain, and remediate ACM to ensure the safety and successful completion of their home projects.
Small Area of a Damaged Pipe Insulation
A 1950s basement has a 2-foot section of deteriorated pipe wrap that tests positive for asbestos. The homeowner postpones their plumbing project, closes the basement door, and calls an accredited professional.
The contractor uses a glove-bag method to remove the damaged section under wet conditions, cleans the area with a HEPA vacuum, and disposes of waste at an approved site. A visual check and air test confirm the area is clean the same day.
Vinyl Floor Tile in a Planned Kitchen Remodel
A 1968 kitchen has 9×9 tiles and black mastic that tests above 1% asbestos. The material is intact and would be disturbed by the planned remodel. The consultant outlines two options: encapsulate and float a new subfloor over the tile, or remove the tile and mastic under negative-pressure containment.
Because cabinets and plumbing are being relocated, the owner chooses removal to avoid future cut-throughs. The crew wets, lifts, and bags tile, removes mastic with compatible methods, and performs HEPA cleanup. Post-abatement air monitoring meets the 0.01 f/cc PCM benchmark. The remodel proceeds on schedule.
Actionable Steps / Checklist
The checklist provides a concrete sequence of actions you can take, starting with pausing work and ending with records retention.
- Pause all work that could disturb the material.
- Read your lab report. Save the PDF and any chain-of-custody forms.
- Contact an accredited asbestos professional for an on-site assessment and plan.
- Discuss the three options, whether it’s encapsulation, enclosure, or removal, and why one fits your project.
- If abatement is needed, get a written scope describing containment, controls, and clearance testing.
- Confirm that a qualified, independent party will perform final air testing.
- Verify the contractor’s license, training, insurance, and disposal site.
- Keep final documents, including inspection, work plan, invoices, waste manifests, and clearance results.
- If you plan to sell, retain these records; disclosure obligations vary by state.
Glossary
Familiarity with these terms empowers you to fully comprehend lab reports, understand discussions with professionals, and ensure that their project meets proper regulatory standards.
- Asbestos-Containing Material (ACM): Building material with 1% or more asbestos by analysis.
- Friable: Material that can be crumbled by hand when dry; more likely to release fibers if damaged.
- Non-Friable: Material that cannot be crumbled by hand when dry; can release fibers if cut or severely damaged.
- PLM: Polarized Light Microscopy; a common method for bulk material asbestos identification.
- TEM: Transmission Electron Microscopy; a higher-resolution method used for air and some bulk analysis.
- PCM: Phase Contrast Microscopy; counts airborne fibers but is not asbestos-specific; often used for clearance.
- NVLAP: National Voluntary Laboratory Accreditation Program that accredits asbestos labs for quality results.
- Clearance: Post-abatement inspection and air testing to confirm an area is clean and safe to reoccupy.
FAQ
Q: Do I have to remove asbestos as soon as it is found?
A: You don’t necessarily need to remove asbestos as soon as it’s detected. Intact, undisturbed material may be managed in place by encapsulation or enclosure. Removal is warranted for damaged friable ACM or when renovation will disturb it.
Q: Is DIY removal legal?
A: Rules vary by state, and federal worker-protection standards apply to employers. Even where limited homeowner removal is allowed, California state regulations strongly recommend using trained, accredited professionals. Improper handling of asbestos can spread fibers, which pose serious health risks and can result in significant legal penalties in San Diego County.
Q: What air test proves the area is safe?
A: In schools, federal rules set clearance by TEM under aggressive sampling. For homes in San Diego County, your local agency or asbestos consultant will specify the clearance criteria.
Q: What should I do with leftover tiles or siding that contain asbestos?
A: Do not break, grind, or cut leftover tiles and siding that contain asbestos. Store intact pieces undisturbed or have a professional package and dispose of them at an approved landfill following labeling and wetting requirements.
Final Thoughts
A positive asbestos result is manageable. Slow down, avoid disturbance, and bring in the right expertise.
With a sound plan, professional asbestos removal, and proper clearance, you can protect your home, health, and renovation timeline while staying compliant with San Diego County regulations. For personalized asbestos testing and abatement services in San Diego, connect with our asbestos testing professionals for your peace of mind.