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Meet your Inspector:
Jim Breer, Inspector and owner
Over 35 years construction experienceMember Number: 201646
Home Inspection training and licensing in Texas
Home Inspections in Vermont since 1997
ASHI member, in good standing, since 1998
Affiliate member of Central Vermont Board of Realtors
2005 Affiliate of the Year, Central Vermont Board of Realtors
www.betterhomeinspectionsvermont.com
New York licensed:number 16000013865
Energy Tune Up Inspection
NEWSLETTER
Dear Friends and Colleagues:
This month’s topic deals with sealing the home to better provide a more uniform temperature in the heat or cold.
The thermal boundary, also called the "envelope" or "shell" of the house is made up of the outer walls, ceiling, windows, doors, and floors of the house. Air leaking through the envelope or inadequate insulation — a common problem in many homes — can lead to discomfort and higher energy bills. When the home envelope is performing well, it will work, in conjunction with the heating and cooling system, to keep you comfortable and your energy bills low during the hottest and coldest times of the year. ENERGY STAR Home Sealing is a process you can do yourself to fix home envelope problems. Get more information on Home Sealing.
The attic is one of the places where you can often find the greatest air leaks that increase your energy bills and make you uncomfortably hot in summer or cold in the winter. It is also a place that is generally accessible, making it easier to air seal and insulate to improve your home's comfort and overall energy performance. By sealing hidden air leaks in the attic and adding insulation will make your home more comfortable and save on energy bills. Always find and seal air leaks before adding more insulation. Weather-strip and insulate your attic hatch or door to prevent air from escaping out of the top of your house. Several layers of rigid foam or insulation work well.
Air sealing is simply using caulk, spray foam, or pieces of rigid foam insulation to cover or seal holes, cracks, and gaps where air can pass into or out of your home. Sealing those air leaks will help reduce drafts and help get the full performance from insulation. Next, if you can see the tops of your attic's floor joists (insulation is not covering them), it is likely that adding more will help lower energy bills. Insulation is designed to resist heat flow — that is, if it is hot outside, insulation greatly reduces the amount of heat you can feel inside a house. Or, if it is cold outside, insulation helps reduce heat losses through the ceiling. Insulation works best when air is not moving through or around it. Therefore, it is very important that air leaks be sealed to ensure that you get the full performance out of any insulation that is installed. To get the biggest savings, the easiest place to add insulation is in the attic. Get our Guide to Home Sealing (1.79MB) and learn how to seal and insulate your attic and reap benefits for years to come.
Asbestos in Vermiculite Insulation
For a printable version (pdf) of this fact sheet, click here
Some residential vermiculite insulation “MAY” contain asbestos.
What is asbestos?
Asbestos is a mineral fiber. Asbestos fibers are long, thin, and very strong, yet flexible enough to be woven together. Until the 1970’s, asbestos was commonly added to a variety of building materials to strengthen them, provide heat insulation and make them fire resistant. Although most products today do not contain asbestos, some older materials in your home may, including pipe and sprayed-on insulation, floor tiles, and roofing and siding materials.
What is vermiculite?
Vermiculite is a naturally occurring mineral used in construction, insulation and gardening products. It looks like shiny, small pieces of popcorn, and is usually light-brown or gold in color. Vermiculite came from mines in Libby, Montana (closed in 1990) as well as other mines in the U.S. and other countries. Vermiculite is still mined and distributed for a number of uses, including insulation.
Why should I be concerned about vermiculite insulation?
Much of the Libby vermiculite was used as attic insulation. It was sold under the product name Zonolite. The Environmental Protection Agency (EPA) estimated in 1985 that 940,000 American homes contained Zonolite attic insulation.
Over 70% of vermiculite ore mined worldwide came from the Libby, Montana mine. The ore from this mine also included a natural deposit of amphibole/tremolite asbestos. Much of the vermiculite from Libby was contaminated with asbestos. Asbestos fibers are invisible to the eye and can only be professionally detected. Homeowners should consider the following:
- Vermiculite used for residential insulation may contain asbestos.
- If you are unsure whether the insulation in your home contains vermiculite, avoid disturbing it until either you or a professional can confirm that it is vermiculite.
- Vermiculite mined today for use in insulation is from a source considered to be free of asbestos contamination.
What might vermiculite insulation in my home look like?
Vermiculite is ideal for attic insulation because of it’s properties as a lightweight, fire-resistant, absorbent and odorless material. Vermiculite in insulation is a pebble-like, blown-in product and is usually light-brown or gold in color. Sizes of vermiculite products range from very fine particles to large (coarse) pieces nearly an inch long.
If you have vermiculite insulation in your attic, you should assume that the material may contain asbestos. Testing vermiculite insulation for asbestos is not necessary. Vermiculite sold under the name Zonolite originated in Libby, Montana, and should be assumed to contain asbestos.
If I find vermiculite insulation in my home, should it be removed?
Homeowners may wish to consider the following points:
- First, due to the physical characteristics of vermiculite and where it may be installed, the potential for contamination of the air throughout your home may be low.
- Second, if the insulation will not be disturbed and is not contaminating the home environment (e.g. it’s sealed behind tight walls, floors, or isolated in an unfinished attic, which is vented outside) it may be best to leave it alone. Furthermore, signs should be posted inside the attic saying "Cancer Hazard: Insulation contains asbestos, do not disturb or create dust." Posting signs will ensure that electricians, plumbers and others doing work on your home will be notified of the potential for exposure and can take necessary steps to protect themselves.
- Last, if home renovations involve removal of walls or other areas where vermiculite insulation is located, extra precaution is necessary and removal by a trained and certified professional prior to renovation may be warranted.
What can I do to prevent asbestos exposure?
The following steps can help minimize asbestos exposure during very minor home renovations (such as installing a ceiling light, bathroom fan, or computer cable):
- Wear gloves, eye protection and a HEPA respirator (not just a dust mask).
- Tape off rooms with plastic sheeting to prevent contaminating other areas of the home; keep the vermiculite damp to prevent spreading dust.
- Keep windows open for good ventilation and wipe up all dust and debris using wet cleaning methods (wet-wiping and wet-mopping).
- A HEPA vacuum can be used for clean up of minor dust or debris. Do not use a home/shop vacuum.
- If renovations involve more extensive removal or exposure to asbestos containing insulation, it’s best to hire a professional, state-certified, asbestos removal contractor.
What are the health risks associated with asbestos exposure?
Asbestos fibers must be inhaled to cause disease. Disturbing vermiculite insulation or dust containing asbestos will result in exposure unless precautions are taken. When insulation containing asbestos is disturbed, lightweight asbestos fibers are released into the air and can be inhaled. In general, the more you are exposed to asbestos, the greater your risk of developing related diseases. Exposure may not have immediate health consequences, however. In many cases, individuals do not develop related diseases for years or even decades after exposure.
Those at highest risk for exposure and disease are long-term vermiculite processing plant employees or workers regularly installing or handling products containing asbestos without proper protection. Those at lower risk include people who occasionally disturb attic insulation during activity in the attic or minor "handyman" jobs. The lowest risk would be for people who live in a home where the vermiculite insulation is isolated and they have had no direct contact with the materials.
Some asbestos-exposed workers, family members, and those living in the neighborhoods of asbestos plants have developed mesothelioma. Mesothelioma is a rare type of cancer that begins in the tissue surrounding the lungs, stomach, and heart. Mesothelioma has also been found in individuals who were exposed to asbestos only once decades earlier. The only known cause of mesothelioma is asbestos. Exposure to a lot of asbestos over a long time (like in an occupational setting) can cause permanent lung damage known as asbestosis. Asbestosis causes shortness of breath and increases the risk of serious lung infections. Smoking also increases the risk of developing illness from asbestos exposure.
For more information
For health related questions, contact your local public health agency or the Wisconsin Division of Public Health at (608) 266-1120. For a list of state-certified contractors, consultants and labs, call the Division’s Asbestos and Lead Section at (608) 261-6876.
For more information, follow these links: (Exit DHFS)
·EPA Factsheet on Vermiculite Insulation (PDF)
Question of the month:
“Should I ask my inspector to conduct a “DYE” test on my septic system?”
Dye testing works well for homes located outside of Vermont. Vermont septic designs are not conducive for dye testing.
Older septic systems were designed to allow a designed number of gallons of leach per day per bedroom in a home. This determines an average for the amount of people using the septic system per day. A dye test requires a greater volume of leach than the system may be designed to handle. The dye test may be setting the system up for an appearance of failure.
The distribution box is an area where premature failure in the leach field could be easily fixed. The distribution box has four holes or more. One for the leach to enter from the tank. The other holes are for the leach field pipes. If the distribution box is tipped slightly the leach may enter only one pipe giving the appearance of leach field failure.
It is recommended that the septic tank be pumped, the distribution box checked and the piping be scoped by a certified septic technician.
Tip of the month:
A strong motivator for buying a security system is that most homeowner INSURANCE policy premiums will be REDUCED. Make sure to first consult with your insurance agent before making a final decision as to the type of system that is right for you.
On the lighter side:
There is a knock on the pearly gates. Saint Peter looks out, and a man is standing there. Saint Peter is about to begin his interview when the man disappears. A moment later there’s another knock. Saint Peter gets the door, sees the man, opens his mouth to speak, but the man disappears once again. “Hey, are you playing games with me?” Saint Peter calls after him, rather annoyed.
“No” the man’s distant voice replies anxiously.
“They are trying to resuscitate me.”
I look forward to seeing each of you soon.
Jim Breer
Jim Breer, Inspector and owner
Over 35 years construction experienceMember Number: 201646
Home Inspections in Vermont since 1997
ASHI member, in good standing, since 1998
Affiliate member of Central Vermont Board of Realtors
2005 Affiliate of the Year, Central Vermont Board of Realtors
www.betterhomeinspectionsvermont.com
New York licensed:number 16000013865
Energy Tune Up Inspection
NEWSLETTER
Dear Friends and Colleagues:
This month’s topic deals with sealing the home to better provide a more uniform temperature in the heat or cold.
The thermal boundary, also called the "envelope" or "shell" of the house is made up of the outer walls, ceiling, windows, doors, and floors of the house. Air leaking through the envelope or inadequate insulation — a common problem in many homes — can lead to discomfort and higher energy bills. When the home envelope is performing well, it will work, in conjunction with the heating and cooling system, to keep you comfortable and your energy bills low during the hottest and coldest times of the year. ENERGY STAR Home Sealing is a process you can do yourself to fix home envelope problems. Get more information on Home Sealing.
The attic is one of the places where you can often find the greatest air leaks that increase your energy bills and make you uncomfortably hot in summer or cold in the winter. It is also a place that is generally accessible, making it easier to air seal and insulate to improve your home's comfort and overall energy performance. By sealing hidden air leaks in the attic and adding insulation will make your home more comfortable and save on energy bills. Always find and seal air leaks before adding more insulation. Weather-strip and insulate your attic hatch or door to prevent air from escaping out of the top of your house. Several layers of rigid foam or insulation work well.
Air sealing is simply using caulk, spray foam, or pieces of rigid foam insulation to cover or seal holes, cracks, and gaps where air can pass into or out of your home. Sealing those air leaks will help reduce drafts and help get the full performance from insulation. Next, if you can see the tops of your attic's floor joists (insulation is not covering them), it is likely that adding more will help lower energy bills. Insulation is designed to resist heat flow — that is, if it is hot outside, insulation greatly reduces the amount of heat you can feel inside a house. Or, if it is cold outside, insulation helps reduce heat losses through the ceiling. Insulation works best when air is not moving through or around it. Therefore, it is very important that air leaks be sealed to ensure that you get the full performance out of any insulation that is installed. To get the biggest savings, the easiest place to add insulation is in the attic. Get our Guide to Home Sealing (1.79MB) and learn how to seal and insulate your attic and reap benefits for years to come.
Asbestos in Vermiculite Insulation
For a printable version (pdf) of this fact sheet, click here
Some residential vermiculite insulation “MAY” contain asbestos.
What is asbestos?
Asbestos is a mineral fiber. Asbestos fibers are long, thin, and very strong, yet flexible enough to be woven together. Until the 1970’s, asbestos was commonly added to a variety of building materials to strengthen them, provide heat insulation and make them fire resistant. Although most products today do not contain asbestos, some older materials in your home may, including pipe and sprayed-on insulation, floor tiles, and roofing and siding materials.
What is vermiculite?
Vermiculite is a naturally occurring mineral used in construction, insulation and gardening products. It looks like shiny, small pieces of popcorn, and is usually light-brown or gold in color. Vermiculite came from mines in Libby, Montana (closed in 1990) as well as other mines in the U.S. and other countries. Vermiculite is still mined and distributed for a number of uses, including insulation.
Why should I be concerned about vermiculite insulation?
Much of the Libby vermiculite was used as attic insulation. It was sold under the product name Zonolite. The Environmental Protection Agency (EPA) estimated in 1985 that 940,000 American homes contained Zonolite attic insulation.
Over 70% of vermiculite ore mined worldwide came from the Libby, Montana mine. The ore from this mine also included a natural deposit of amphibole/tremolite asbestos. Much of the vermiculite from Libby was contaminated with asbestos. Asbestos fibers are invisible to the eye and can only be professionally detected. Homeowners should consider the following:
- Vermiculite used for residential insulation may contain asbestos.
- If you are unsure whether the insulation in your home contains vermiculite, avoid disturbing it until either you or a professional can confirm that it is vermiculite.
- Vermiculite mined today for use in insulation is from a source considered to be free of asbestos contamination.
What might vermiculite insulation in my home look like?
Vermiculite is ideal for attic insulation because of it’s properties as a lightweight, fire-resistant, absorbent and odorless material. Vermiculite in insulation is a pebble-like, blown-in product and is usually light-brown or gold in color. Sizes of vermiculite products range from very fine particles to large (coarse) pieces nearly an inch long.
If you have vermiculite insulation in your attic, you should assume that the material may contain asbestos. Testing vermiculite insulation for asbestos is not necessary. Vermiculite sold under the name Zonolite originated in Libby, Montana, and should be assumed to contain asbestos.
If I find vermiculite insulation in my home, should it be removed?
Homeowners may wish to consider the following points:
- First, due to the physical characteristics of vermiculite and where it may be installed, the potential for contamination of the air throughout your home may be low.
- Second, if the insulation will not be disturbed and is not contaminating the home environment (e.g. it’s sealed behind tight walls, floors, or isolated in an unfinished attic, which is vented outside) it may be best to leave it alone. Furthermore, signs should be posted inside the attic saying "Cancer Hazard: Insulation contains asbestos, do not disturb or create dust." Posting signs will ensure that electricians, plumbers and others doing work on your home will be notified of the potential for exposure and can take necessary steps to protect themselves.
- Last, if home renovations involve removal of walls or other areas where vermiculite insulation is located, extra precaution is necessary and removal by a trained and certified professional prior to renovation may be warranted.
What can I do to prevent asbestos exposure?
The following steps can help minimize asbestos exposure during very minor home renovations (such as installing a ceiling light, bathroom fan, or computer cable):
- Wear gloves, eye protection and a HEPA respirator (not just a dust mask).
- Tape off rooms with plastic sheeting to prevent contaminating other areas of the home; keep the vermiculite damp to prevent spreading dust.
- Keep windows open for good ventilation and wipe up all dust and debris using wet cleaning methods (wet-wiping and wet-mopping).
- A HEPA vacuum can be used for clean up of minor dust or debris. Do not use a home/shop vacuum.
- If renovations involve more extensive removal or exposure to asbestos containing insulation, it’s best to hire a professional, state-certified, asbestos removal contractor.
What are the health risks associated with asbestos exposure?
Asbestos fibers must be inhaled to cause disease. Disturbing vermiculite insulation or dust containing asbestos will result in exposure unless precautions are taken. When insulation containing asbestos is disturbed, lightweight asbestos fibers are released into the air and can be inhaled. In general, the more you are exposed to asbestos, the greater your risk of developing related diseases. Exposure may not have immediate health consequences, however. In many cases, individuals do not develop related diseases for years or even decades after exposure.
Those at highest risk for exposure and disease are long-term vermiculite processing plant employees or workers regularly installing or handling products containing asbestos without proper protection. Those at lower risk include people who occasionally disturb attic insulation during activity in the attic or minor "handyman" jobs. The lowest risk would be for people who live in a home where the vermiculite insulation is isolated and they have had no direct contact with the materials.
Some asbestos-exposed workers, family members, and those living in the neighborhoods of asbestos plants have developed mesothelioma. Mesothelioma is a rare type of cancer that begins in the tissue surrounding the lungs, stomach, and heart. Mesothelioma has also been found in individuals who were exposed to asbestos only once decades earlier. The only known cause of mesothelioma is asbestos. Exposure to a lot of asbestos over a long time (like in an occupational setting) can cause permanent lung damage known as asbestosis. Asbestosis causes shortness of breath and increases the risk of serious lung infections. Smoking also increases the risk of developing illness from asbestos exposure.
For more information
For health related questions, contact your local public health agency or the Wisconsin Division of Public Health at (608) 266-1120. For a list of state-certified contractors, consultants and labs, call the Division’s Asbestos and Lead Section at (608) 261-6876.
For more information, follow these links: (Exit DHFS)
·EPA Factsheet on Vermiculite Insulation (PDF)
Question of the month:
“Should I ask my inspector to conduct a “DYE” test on my septic system?”
Dye testing works well for homes located outside of Vermont. Vermont septic designs are not conducive for dye testing.
Older septic systems were designed to allow a designed number of gallons of leach per day per bedroom in a home. This determines an average for the amount of people using the septic system per day. A dye test requires a greater volume of leach than the system may be designed to handle. The dye test may be setting the system up for an appearance of failure.
The distribution box is an area where premature failure in the leach field could be easily fixed. The distribution box has four holes or more. One for the leach to enter from the tank. The other holes are for the leach field pipes. If the distribution box is tipped slightly the leach may enter only one pipe giving the appearance of leach field failure.
It is recommended that the septic tank be pumped, the distribution box checked and the piping be scoped by a certified septic technician.
Tip of the month:
A strong motivator for buying a security system is that most homeowner INSURANCE policy premiums will be REDUCED. Make sure to first consult with your insurance agent before making a final decision as to the type of system that is right for you.
On the lighter side:
There is a knock on the pearly gates. Saint Peter looks out, and a man is standing there. Saint Peter is about to begin his interview when the man disappears. A moment later there’s another knock. Saint Peter gets the door, sees the man, opens his mouth to speak, but the man disappears once again. “Hey, are you playing games with me?” Saint Peter calls after him, rather annoyed.
“No” the man’s distant voice replies anxiously.
“They are trying to resuscitate me.”
I look forward to seeing each of you soon.
Jim Breer
