Asbestos, radon, and mold

Three hazards, three responses

Asbestos consists of mineral fibers historically used in products such as pipe insulation, floor tiles, and some textured coatings. The concern is inhaling airborne fibers. Friable material can crumble under hand pressure when dry. Cutting, sanding, or damaging asbestos-containing material can release fibers. Intact material and material disturbed during demolition pose different management questions. Obtain qualified evaluation before disturbing suspect material. Depending on its condition and use, management may involve leaving it undisturbed, encapsulation, enclosure, or removal; removal is not automatic.

Radon is a radioactive gas produced by natural uranium decay in soil and rock. It can enter through ground-contact openings and accumulate indoors. Sight and smell cannot reliably detect it; test the particular home. A neighbor's result does not establish this home's concentration. Long-term exposure increases lung cancer risk. A common mitigation method draws soil gas from beneath a building and vents it outside. Follow-up testing assesses the reduction.

Mold is fungal growth supported by moisture and suitable material. Leaks, condensation, and persistent humidity can support it. It can damage materials and cause allergic or respiratory effects. Color alone does not establish species or health significance. Correct the moisture source and appropriately clean or remove affected material. Painting over growth does not solve the cause, and repairing a leak does not establish that affected material has been addressed.

Transaction judgment

Communicate known facts and recommend appropriate investigation rather than diagnosing from appearance. Disclosure and environmental evaluation serve different purposes. As a Texas example, the seller disclosure expressly asks about awareness of asbestos components and radon gas. Texas's notice describes the seller's knowledge; it is not a warranty or a substitute for inspections. Sources: Tex. Prop. Code § 5.008; TREC No. 55-1, section 4.

Remember: control fibers, measure gas, correct moisture.