Regulation vs. Risk: How to "Feel" About Asbestos in Your Home
When you call an asbestos professional, you’re usually looking for one of two things: a permit to start your project, or peace of mind for your family.
But as you talk to neighbors, contractors, or even family members, you’ll likely hear two very different opinions. Some will tell you that a single fiber is a "death sentence," while others will joke about how they "used to eat paint chips as kids" and that asbestos is just government overreach.
As a certified inspector, my job isn’t to tell you how to feel about asbestos. My job is to give you the data so you can make an informed decision. Here is how we look at the divide between Regulation and Personal Risk.
1. The "Line in the Sand": Colorado Regulation 8
In Colorado, the Department of Public Health and Environment (CDPHE) has a very specific "trigger level" for single-family homes.
The Rule: If you are disturbing more than 32 square feet (about the size of a single sheet of plywood), 50 linear feet, or a 55-gallon drum of material, testing and state-certified abatement are legally required.
The Logic: This isn't a "safety" number; it’s a "regulatory" number. The state decided that at this volume, the risk to the public and waste stream is high enough that they must step in.
2. Why Professionals Avoid the Word "Safe"
One of the most common questions I get is, "Is it safe if it’s under 32 square feet?" As a professional, I avoid the words "safe" and "unsafe." Why? Because “safety” is relative to who you're speaking with.
For the "Safety-First" Homeowner: If you have young children or pets, your "risk tolerance" is likely zero. To you, 5 square feet of disturbed asbestos is 5 square feet too many. Testing provides the peace of mind that your home remains a sanctuary.
For the "Skeptic": You might view asbestos as a naturally occurring mineral that has been present in the background of our environment for decades. For you, the test is simply a "box to check" to stay compliant with local building departments and avoid fines.
3. The Reality of Modern Exposure
It is true that our grandparents lived in a world saturated with asbestos. However, we also now have decades of medical data showing the cumulative effects of fiber inhalation.
Our goal today isn't to live in fear, but to exercise modern caution. We don't use lead paint or leaded gasoline anymore, not because everyone who touched them died, but because we found a better, healthier way to build. Asbestos testing is part of that modern evolution.
4. My Role: The Neutral Data Provider
Whether you view asbestos as a major health hazard or a minor regulatory nuisance, my approach remains the same:
I am independent: I don't perform abatement, so I have no financial interest in "finding" a problem.
I follow the science: I collect samples according to EPA and CDPHE standards.
You make the call: Once I provide the lab results, you have the facts. You can decide if you want to proceed with a small DIY project (if legal) or hire a professional for full removal.
The Bottom Line
You don't have to "feel" any specific way about asbestos. You just need to know what is in your walls before you break them open. Whether you're testing for a permit or for your family's health, you deserve unbiased, accurate data.
Frequently Asked Questions: Asbestos Regulations & Safety
What are the "trigger levels" for asbestos in Colorado?
Under CDPHE Regulation 8, the "trigger levels" for single-family residential dwellings are 32 square feet, 50 linear feet, or the volume equivalent of a 55-gallon drum. If your project disturbs more than these amounts of suspect material, a state-certified inspection and professional abatement are legally required.
If my project is under 32 square feet, is it "safe" to skip the test?
In Colorado, 32 square feet is a regulatory threshold, not a medical one. While you aren't legally required to get a permit for smaller amounts, asbestos fibers don't behave differently at 31 square feet versus 33. Many homeowners choose to test even small areas to ensure their family's safety and to confirm that materials are disposed of properly at an approved facility.
Does a newer home (built after 1990) need an asbestos test?
Yes. Colorado law requires an asbestos inspection for buildings of any age before renovation or demolition. While asbestos use declined significantly after the late 1970s, it was never fully banned in the U.S. and is still found today in imported products like drywall, joint compound, and floor tiles.
Can I just assume a material has asbestos and remove it myself?
If you are an owner-occupant of a single-family home, Colorado law allows some "DIY" work, but you are still required to follow proper disposal laws. However, most professionals advise against "presuming" asbestos because if you are wrong, you might spend thousands on unnecessary abatement—or worse, if you're wrong and skip safety measures, you could contaminate your entire home. Testing gives you a definitive "Yes" or "No."
Why should I use an independent inspector instead of an abatement company?
An independent inspector has no financial stake in the results. If a material tests negative, we tell you it’s negative and you save money. Because we don't perform the cleanup (abatement), our only goal is to provide you with accurate, unbiased lab data so you can make the right choice for your project.