September 7th - 2006

What you should know about vermiculite insulation

Is it UFFI all over again? Recent media coverage reporting the health risks associated with vermiculite insulation containing asbestos has sparked fear in the minds of some homeowners and even a class action lawsuit.

Is it UFFI all over again? Recent media coverage reporting the health risks associated with vermiculite insulation containing asbestos has sparked fear in the minds of some homeowners and even a class action lawsuit. But does vermiculite insulation have the potential to cause potentially deal-killing headaches for home buyers, sellers and REALTORS® like UFFI (Urea formaldehyde foam insulation) did?

Health Canada issued an advisory last year warning Canadians about potential health risks posed by some vermiculite insulation that may contain asbestos. The lawsuit filed against former makers and marketers of the asbestos-based insulation Zonolite and the federal government alleges Ottawa pushed its use despite knowing it was potentially unsafe. In an interview for CTV news, one of the lawyers involved in the class action was quoted as saying, “I think the way this is going is just as REALTORS® now have to check the box about UFFI every time they sell a property… within a few years there will be a box to check whether or not a house has ever had Zonolite in it.”

The problem
Vermiculite ore produced from the Libby Mine in Montana, USA, from the 1920s to 1990, may contain asbestos. This mine supplied the majority of the world market in vermiculite insulation, mostly sold under the brand name Zonolite. According to Health Canada, insulation material made from vermiculite ore produced by the Libby Mine was not widely used after the mid-1980's and has not been sold on the market in Canada for more than 10 years. The advisory also states that not all vermiculite insulation manufactured before 1990 contains asbestos either.

Asbestos poses health risks when fibres are present in the air that people breathe. When inhaled, asbestos fibres can cause asbestosis (a scarring of the lungs which makes breathing difficult), mesothelioma (a rare cancer of the lining of the chest or abdominal cavity) and lung cancer. Asbestos related illnesses are usually associated with frequent and prolonged exposure to asbestos rather than occasional exposure and the time it takes to develop a disease from exposure to asbestos is usually very long– up to decades.

How big is the problem?
Andrew Dixon, President of OAHI (Ontario Association of Home Inspectors) believes the media is making this a bigger issue than it really is. “I don’t know what percentage of homes in Ontario has this type of insulation, but my guess is less than 10 per cent,” he says. “Much of the Zonolite that was installed was put in by homeowners to top up their home's insulation levels because they could buy it in large economical bags at any home improvement store.”

Dixon routinely checks for what type of insulation is present during a home inspection and says that all members of OAHI are aware of vermiculite and can identify it. If vermiculite is discovered, it’s up to the homeowner to have it tested for asbestos. Since the asbestos fibres tend to fall to the bottom, it can be difficult to get an accurate sample for testing. Dixon suggests calling in a company that specializes in sampling and testing for asbestos.

Dealing with asbestos insulation
If, after testing, a home is found to contain asbestos in its insulation, there are several ways to deal with it. Dixon says often the best solution is to leave it alone and seal up the attic. “A home inspector will discuss the risk with the homeowner – as long as the attic is well-sealed, the risk is low. Most insulation doesn’t get into the house unless you are going in and out of your attic.”

Health Canada’s information also advocates leaving the insulation alone. “The best way to minimize your risk of amphibole asbestos exposure is to avoid disturbing vermiculite-based insulation in any way. If vermiculite-based insulation is contained and not exposed to the home or interior environment, it poses very little risk.”

Other methods to remedy the problem include putting additional insulation on top of the vermiculite which could cost anywhere from $500 to $1,000 or for around $10,000 or more, there are companies that will completely remove the vermiculite insulation.

So is Zonolite today’s UFFI? Andrew Dixon doesn’t think so. “I haven’t seen a real estate deal fall through because of it,” he says. His advice to REALTORS® is to recommend that homeowners have the vermiculite tested, review the information available on the Health Canada and Canada Mortgage and Housing Corporation (CMHC) Web sites and then make their decision of how to deal with it based on the level of risk. To learn more about vermiculite-based insulation visit the CMHC Web site at http://www.cmhc.ca/en/co/maho/yohoyohe/inaiqu/inaiqu_001.cfm or visit the Health Canada Web site at http://www.hc-sc.gc.ca/iyh-vsv/prod/insulation-isolant_e.html.

The REALTOR Link® Web site also has an eight-page brochure on vermiculite on the CREA page under REALTOR® Resources/Publications.

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For more information contact

Ontario Real Estate Association

Jean-Adrien Delicano

Manager, Media Relations

JeanAdrienD@orea.com

416-445-9910 ext. 246

Ontario Real Estate Association
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