Wondering if you can still reroof my home if asbestos is found? Worried that it might delay your project, force you to leave your home, or even pose a serious health risk to your family?
If you own an older home in the Seattle area, these are valid and stressful questions—and you’re not alone in asking them.
At RoofSmart, we’ve worked with many Seattle homeowners who didn’t realize there was asbestos in their roof until the project was underway. Our crews are trained to identify asbestos and help you through the next steps for dealing with asbestos.
In this article, we’ll break down:
- How roofers identify and deal with asbestos during a project
- Whether you really have to remove it, or if there are safer, more affordable options
- How to tell if your roof might be at risk before the work begins
So if you’re worried about surprise costs or health concerns, we’ll walk you through what to expect and how to handle it responsibly.
Image of asbestos roof from the National Cancer Institute
What will your roofer do if they find asbestos in your roof?
Ideally, your roofer won’t have to stumble upon the asbestos. If they have a suspicion, they can pull a sample and send it out to be tested. That way, they know ahead of time.
In Seattle, if you want to renovate your home, then you’re supposed to get the AHERA asbestos test anyway.
Either way, if asbestos is found in your roof, there are two options:
1.) Remove it: They can get it professionally removed and bagged. Asbestos remediation is more expensive, but sometimes it's the only option. If there's been leaking or if there's any rot in the same area as the asbestos, then you have to get it off in order to fix the wood rot.
The removal process will add extra time to the project and requires trained professionals to be called in. You can ask your roofing company if they are qualified to remove asbestos. If not, they can help you find a company that professionally removes asbestos.
Disturbing asbestos and causing it to stir up dust is what makes it dangerous. So, anyone living in the home might end up having to move out for a day or two, or until the removal process is done.
Typically, you don’t have to leave, but every situation is different.
Leaky, damaged, or old asbestos can pose a risk and cause serious (and potentially deadly) health risks to anyone who is exposed to it.
2.) Build around it to trap the asbestos in: In cases where you haven't waited too long, sometimes what your roofer can do is encapsulate it by putting another layer of roofing above it (as long as you don't have too many roof layers already).
This will also require the right safety precautions and will add an extra cost to your roofing project. However, it’s not as expensive as removing it entirely. You might also need to get a permit for this.
Does the asbestos have to be removed from my roof?
So, it’s not always necessary to remove it. You can choose to get rid of it completely, but that will increase the cost of the job. However, you aren’t required by any laws or building codes to get rid of asbestos if it’s not leaking (or hazardous in any way).
If you only have one layer of roofing and you want to cover the asbestos layer, then you might be good to go. But if you already have too many layers of roofing or building codes prohibit additional roof layers on your roof, then you’ll have to remove it.
Basically, the decision boils down to how old and hazardous the asbestos is and if your desired solution meets permit and building code requirements.
Are any roofing materials still made with asbestos today?
Yes, there are still flat roof systems today that you can buy in the United States that are made with asbestos. It is not banned.
Most people think asbestos is banned in the United States. It was, but only for like a year. And then it got reversed.
It's usually found in asphalt-based systems like torch down or hot mop (hot asphalt is mopped onto layers of felt). Torch down is fairly common in the Seattle area, but hot mop isn’t used as much.
For reference, this is a torch down roof:
And this is a hot mop roof:
Keep in mind that asbestos is usually only found in older torch down, so even if you have that material on your roof, it might not have asbestos in it.
Both torch down and hot mop are affordable flat roof options. However, they have a very technical installation process that requires skill and expertise for it to be done properly.
Having multiple layers of roofing on your flat roof can be an indicator to your roofer that one of them might have asbestos. Seeing this will prompt them to order an asbestos test so that you both know if that’s a concern.
Asbestos is extremely rare in other types of roofing materials. It used to be common in steep-slope materials, but it isn’t used in those anymore.
Where else can asbestos be found in my Seattle home?
A lot of homes in the Seattle area are older, so they are more likely to have asbestos. It isn’t only found in the roof, though.
Your roofer might also encounter asbestos in these areas:
- Siding
- Chimney chases
- Attic insulation (vermiculite)
- Old HVAC components
- Popcorn ceilings
Just like with torch down and hot mop, finding versions of these materials with asbestos is rare. However, there is a possibility that your roofer might find asbestos in your home while they work.
How can you make sure your Seattle roofer is qualified to handle asbestos safely?
Discovering asbestos in your roof can be stressful, but the real danger comes from hiring a contractor who doesn’t know how to handle it properly. Asbestos removal and encapsulation require specific training, certifications, and safety protocols. If your roofer isn’t qualified, they could unknowingly put your health, your home, and your wallet at serious risk.
Before you move forward with any roofing project involving asbestos (or even suspect you might have it), it’s crucial to verify that your roofing contractor is properly licensed, trained, and experienced in asbestos safety procedures.
Finding a qualified contractor is also important for making sure that the rest of your roofing job goes smoothly and your roof gets installed properly. It’s crucial that you ask your roofer the right questions to make sure that they’re reliable and experienced.
Read our article “Is Your Seattle Roofer Actually Good? Here’s How to Tell Before It’s Too Late” to learn exactly what to look for when choosing a qualified Seattle roofing contractor (and how to avoid the ones who cut corners).
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