Asbestos cement pipe when buying a house: is it safe?

What is asbestos cement pipe, and should it worry you?

Asbestos cement pipe, also called AC or transite pipe, is a water or sewer line made of cement reinforced with asbestos fiber. If your report names it, leave the line alone, have an accredited asbestos professional confirm the material, and get a written replacement bid before your deadline.

The Environmental Protection Agency (EPA) says: "Generally, asbestos-containing material that is in good condition and will not be disturbed (by remodeling, for example) will not release asbestos fibers." Cutting, breaking or digging up the line is what changes that. It is also where the cost comes from.

Key takeaways

• The Occupational Safety and Health Administration (OSHA) says removing AC pipe is normally Class II asbestos work, so ask whether the crew has that training.
• Confirming the material and replacing an AC water service line, asbestos removal included, adds up to $2,400 to $8,700 or more.
• Lining the old pipe is used only on pipe still in good condition, so the line's condition decides the method.

Is asbestos cement pipe safe?

EPA's asbestos guidance draws the line at disturbance. Asbestos materials "may release fibers when they are disturbed, damaged, removed improperly, repaired, cut, torn, sanded, sawed, drilled or scraped." EPA also says taking samples yourself is not recommended. So don't dig, cut or chip at the pipe to check it.

Crushing is the worst case. In a 1991 determination, reprinted in this reference manual, EPA said "the crushing of asbestos cement pipe with mechanical equipment would cause this material to become RACM," meaning regulated asbestos-containing material. So any bid should say the pipe comes out in cut sections, not crushed in the trench.

Drinking water is the other route. EPA's drinking water table sets a limit for asbestos of 7 million fibers per liter, counting fibers longer than 10 micrometers. It lists "decay of asbestos cement in water mains" as a source, and "increased risk of developing benign intestinal polyps" as the health effect of long-term exposure above that limit.

How do you confirm it's asbestos cement pipe?

AC pipe is usually gray, off-white or beige, with a smooth, cement-like surface, according to InspectandTest. Looks only raise the question; a lab result settles it. EPA says "a trained and accredited asbestos professional should take samples for analysis." For a water service line, also call the water utility. Many keep records of pipe material by address.

Book the sample the day you get the report. Most accredited labs return results within two weeks, which may be longer than your window. Ask your agent whether to request more time in writing while you wait.

Ask whoever bids the replacement to note the pipe's condition in writing. Getting repair estimates during the inspection period covers lining up visits fast.

How is asbestos cement pipe fixed?

Citing EPA, the same manual lists three conventional ways to deal with AC pipe:

• Lining puts a new lining inside the old pipe. It "is used only on pipes that are still in good condition."
• Abandoning in place means the old line stays buried and a new one is laid in a separate area.
• Open trenching means the old pipe is dug up, wet-cut into sections, wrapped and removed for disposal.

EPA has not approved pipe bursting or pipe reaming as an alternative way to replace AC pipe. If a contractor proposes either, ask how the job will meet federal and state asbestos rules.

Whoever digs, OSHA says removal of AC pipe "is normally Class II asbestos work." That class comes with hands-on training rules for the workers and the person supervising them. Ask the contractor to confirm the crew has it.

How much does it cost to replace asbestos cement pipe?

The cost to replace asbestos cement pipe depends on which line it is, how long it runs, and how hard it is to dig. The sources below cover different jobs, so match the row to your line.

Some jobs add state notification fees and air testing before and after removal. AsbestosHQ says an abatement bid should list four lines: notification fees, abatement labor with air monitoring, transport and landfill fees, and clearance paperwork. If a bid shows one lump sum, ask for those lines.

Here's the math for a water service line, using the first two rows. Confirming the material and replacing the line together cost $2,400 ($400 + $2,000) to $8,700 ($700 + $8,000) or more, before any notification fees or air testing. Until your contractor's bid arrives, use that range, not a lower number.

For the rest of your report, Kept prices every line of an inspection report in one $79 memo, usually under 4 hours, and marks the ones that need a professional quote.

What should you ask the seller for?

Ask for the job the bid describes: which line, which method, and a licensed asbestos contractor doing the work.

If the seller does the work, ask for the contractor's invoice and state license before closing. Some states also require an asbestos waste shipment record, so ask for it where yours does.

What to ask for after a home inspection shows how this line sits with the rest of your list. The buyer repair request letter template has the wording around it.

What if the seller says no?

If the seller says no, you have three choices:

• Take a credit or price cut instead of the repair, sized to the contractor's bid.
• Accept the house as it is and budget for the replacement yourself.
• Cancel inside your inspection window, if your contract allows it. Your contract sets the dates and terms, so confirm with your agent or attorney.

The deciding question is whether you'd pay the contractor's number yourself. When to walk away after a home inspection walks through it.

What is the life expectancy of an asbestos cement water pipe?

The Chrysotile Institute, named for the asbestos fiber in AC pipe, estimates AC pipe lifespan at 70 years. But "actual service life depends largely on pipe condition and working environment," so the contractor's read on condition tells you more than the pipe's age does.

Is asbestos cement pipe still used?

Yes, though it is no longer made in the U.S. The last U.S. AC pipe plant closed in 1987, according to AsbestosHQ. The reference manual says thousands of miles of AC pipe in U.S. water systems are nearing the end of their useful service life.

There is no single ban date. EPA tried to ban most asbestos products in 1989, but a federal appeals court overturned most of that ban in 1991, EPA says. Under a 2019 EPA rule, cement products are among those that cannot return to market until EPA reviews them.

How do I know what the rest of my report will cost?

Price each line the way you priced this one: a method, a trade and a figure.

If this pipe is one line on a longer report, upload your inspection report to Kept and get a figure for each line to put in your request before your deadline.

Sources

• EPA, Protect Your Family from Exposures to Asbestos
• EPA, Actions to Protect the Public from Exposure to Asbestos
• EPA, Table of Regulated Drinking Water Contaminants
• OSHA, Standard Interpretation, Tapping or tying-in to asbestos containing cement pipe
• The Asbestos Institute, Transite Pipe / AC Pipe Reference Manual (reprints EPA and OSHA documents)
• AsbestosHQ, Transite Pipe Guide
• InspectandTest, Asbestos Cement Pipe: Identification, Health Risks, and Replacement
• Modernize, Sewer Line Repair and Replacement Costs