When I inspect older homes in New Jersey, one of the first questions buyers often ask is, “Does this house have asbestos?” People have heard about the risks, but they are not always sure where asbestos is found or what to do if it is there. The truth is asbestos was once thought of as a miracle product. It was fire-resistant, strong, and cheap. Because of that, builders used it in all kinds of places.
The problem is we now know asbestos fibers can cause serious health problems if they get into the air and are breathed in. For buyers, asbestos is one of those hidden issues you may not even think about until it shows up in an inspection report.
A little history of asbestos use
Asbestos was used heavily in U.S. homes from the early 1900s right into the late 1970s. In some building products it was still being used in the 1980s. Back then it was advertised as safe and permanent. Older contractors will even tell you it was one of the best products they ever worked with.
Today we know that disturbing asbestos can release microscopic fibers. These fibers cannot be seen but once inhaled they can stay in the lungs and cause long-term health problems, including lung cancer and mesothelioma.
Where I still find asbestos during NJ home inspections
In my years as a NJ home inspector, I have seen asbestos show up in a lot of places. Here are the most common:
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Pipe insulation – Often wrapped around old steam or hot water pipes in basements. Sometimes it looks fluffy, other times hard like plaster.
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Boiler and furnace insulation – Many old boilers were coated or jacketed with asbestos material.
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Heating ducts – Older cloth or paper insulation on ducts often had asbestos in it.
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Vinyl floor tiles – Nine-inch tiles from the 1950s through the 1970s are a big red flag. Adhesive under sheet vinyl sometimes contained asbestos too.
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Ceiling materials – Ceiling tiles and textured “popcorn” ceilings were sometimes made with asbestos.
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Siding and roofing – Cement-asbestos siding and shingles were popular because they held up to weather. I still see these on mid-century homes.
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Joint compound and plaster – In some older homes, even the wall materials had asbestos mixed in.
The thing to remember is asbestos is often hidden. Just walking through a house, you will not always spot it.
The risks buyers need to know
Asbestos is not dangerous if it is in good shape and left alone. The danger is when it gets disturbed, cut, sanded, broken, or simply starts to deteriorate with age. That is when fibers can go airborne.
Here are the main risks I point out to buyers:
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Renovation – Knocking down walls, sanding floors, or re-insulating can release fibers.
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Deterioration – Old pipe wrap or boiler insulation can crumble on its own.
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Air quality – Once in the air, asbestos fibers can travel through a home’s heating system and linger for hours.
What I tell clients when I see asbestos
If I see possible asbestos, I point it out and explain that you cannot confirm asbestos just by looking at it. The only way to know for sure is to send a sample to a lab for testing.
If the material is in good shape and not likely to be disturbed, often the best option is to leave it alone. If it is damaged or crumbly, then a licensed asbestos contractor should be brought in to remove or encapsulate it.
I also make sure buyers understand that in New Jersey, asbestos removal is regulated. Only licensed professionals can handle it safely. This is not a DIY project.
Insurance and resale issues
Even if asbestos is not causing a health issue today, it can affect both insurance and resale. Some insurance companies are reluctant to write policies on homes with certain types of asbestos. And when it comes time to sell, many buyers will hesitate or ask for a credit to cover removal.
Final thoughts
Asbestos is one of those things buyers should always keep in mind with older New Jersey homes. It was used in so many products that I still find it on a regular basis. The key is knowing where it might be, understanding the risks, and dealing with it properly.
If you are buying a home in New Jersey built before 1980, do not assume asbestos is only in obvious places. It can be in walls, ceilings, floors, insulation, siding, and more. A detailed NJ home inspection will help identify potential asbestos materials, and working with experienced NJ home inspectors ensures you get a clear picture of the risks before you buy.
About the Author
I am John Martino, owner of LookSmart Home Inspections. For more than 24 years I have inspected homes across New Jersey. My focus is simple: give buyers the straight truth about what I see, from asbestos to hidden structural issues. I provide detailed reports, photos, and clear explanations to help clients make confident decisions. Learn more about what a NJ home inspection covers and why choosing the right NJ home inspector matters when buying a home.