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How Much Will It Cost To Remove Asbestos And Lead Paint From Our Guest Cottage (+ What I’m Willing To Do Myself To Save Money)

OK, lead and asbestos info coming at you – and before you click away, I know this stuff might sound boring, but it’s actually riveting because I can see all the dollars we are saving. I’m GIDDY. In past gut renovations, I would have just relied on our professional contractor to hire the experts to do the work needed, and listen, typical GCs don’t offer up budget or DIY ideas. You aren’t going to skimp on stuff like foundation or ask the homeowner to DIY asbestos (especially on a public project) because you have to guarantee the work long-term. ARCIFORM, for instance, is a high-end company, and for our huge renovation, they hired the best of the best in Portland, which meant the most expensive subs that guaranteed very high-quality work that lasts forever (but it sure did add up). That was great for this home (hard to swallow at times, but I’m grateful that it’s done right and in the past). Now, for the guest cottage, we just don’t want to spend money if we don’t really need to. And by project managing myself (no GC), I’m learning SO MUCH. I’m getting multiple quotes and asking the experts what they would recommend we try to tackle ourselves versus hiring out. I was surprised by what the answers were re lead paint and asbestos, and today I’m sharing.

Asbestos And Lead Paint

Now I feel compelled to give the disclaimer that obviously I am not an expert in toxic home substances, and the internet might recommend you not do these things yourself (what we are DIY-ing is legal, btw). And yet, all the subs that toured our guest cottage gave us the exact same advice on where we could easily save by doing it ourselves and would be just as good/safe as if they did it. So this is all anecdotal, and I’m taking no legal responsibility because I’m not giving ANY advice here, just telling you what I learned and what we are thinking about doing.

Asbestos – How Much We Have And How Much It’s Going To Cost

The good news was that our house is so old that there is no insulation, which is usually where there is A TON of asbestos. Our inspection report indicated that there might be asbestos in the linoleum floor (which is over the original wood we want to refinish in the main room) as well as the ducting near the stove (around 12 feet). So it’s pretty minimal. But still, I would never have considered doing asbestos abatement myself (keep reading). I had 3 abatement companies come, inspect, and submit quotes.

Company A – John

The first company came in at $7,130. Around $4k to remove the asbestos in the flooring and $2,250 for the ducting, then with a bunch of prep and legal fees. I didn’t love this quote, obviously, but having never done this before, I didn’t know if it was market rate or not. Thank goodness I continued to get quotes.

Company B – Leon

This company asked us if we wanted to test for asbestos and levels of lead, which cost $450 in lab tests (we didn’t know the cost when I agreed, whoops). While that does seem like a lot, he recommended it because he wasn’t convinced it was underneath the linoleum. Turns out the floor came back NEGATIVE FOR ASBESTOS!!! INCREDIBLE. His cost for removing it in the ducting was only $995! He did, however, say that there was asbestos around all the knob and tube wiring, which would cost $1,595 for him to remove. But he was very clear that we could do this ourselves and that most people don’t hire out for this (more on that below). But if we just did the ducting, it would be $995.

Company C – Barry

At this point, knowing that the flooring wasn’t asbestos, I had Barry only quote for the ducting. They came back at $1,782 for the same job as Leon (although Leon charged $450 in lab fees, and I’m assuming they make some money off of that).

Our Decision For Asbestos Abatement And What We Are Going To DIY Ourselves

I think it’s pretty clear that we went with Leon, company B, at $995 (having already spent $450 on the testing labs), and then he walked me through how to safely get rid of the knob and tube that has encapsulated asbestos around it, so that we could save that $1,595. He said to gear up in full PPE (hazmat suit, mask, etc), spray water on it with a spray bottle to stabilize it (and reduce the chance of loose fibers/particles), clip it with clippers, and throw it in a bag. Now, I need to look into where I legally dump this, but he said it was very much DIY-able, and most people do this themselves.

Now Onto Lead Paint

A fascinating and frightening historical fact about lead paint, which is no joke. Banned in the late 70s, most paint before then had a decent amount of lead in it (which made it durable), but lead is lead; it’s toxic in every form. But I guess that the reason they even realized that it can be so poisonous specifically for kids’ brain development is because kids were gnawing on window sills and eating the chipped paint from window sills off the floor, because lead paint is oddly sweet. WHAT???? But most houses built before the 1970s have lead paint likely underneath fresher paint, but it’s universally accepted that it’s only dangerous if it’s “disturbed” (i.e. flaking off), consumed directly by breathing in dust, eating flakes of it, or in water/soil (which is why you don’t sand blast it off – it actually makes it much more dangerous). Again, I’m not giving advice here, just passing on my research (which involves both deep internet and asking like 6 contractors/experts I know with a lot of knowledge and experience). We are safely and legally abating it, don’t worry.

Where Is The Lead?

The good news is that we don’t have very much paint in the house. Most of the rooms are paneled with wood or just have open beams. So it’s mostly the stairs and the room upstairs (and the floor of the prop room). If it were on a bunch of old gross drywall, we might remove it all and just replace it, but since it’s all on good wood paneling, we aren’t demo-ing it out.

First And Only Quote For Lead Paint Abatement

Company B (The same as above, Leon) gave me interesting insight. He said that sometimes in these really old homes, they couldn’t afford lead paint (it was the fancier, more durable paint back then), and there was a chance that there wasn’t enough lead in the paint to even worry about. He tested it at a lab (that was included in the same $450 fee, above), and it came back to have twice as much that is legal, which isn’t that much, actually (the legal amount is 5000 ppm, ours had 10k ppm – parts per million). It’s pretty minimal. He also reminded me of what the internet told me – that lead is really only dangerous if consumed directly by breathing in dust, flakes, or eating it. Leon said we could totally do this ourselves, but gave me the quote anyway. He quoted $4,495 to stabilize and prime over all the lead paint.

I asked Leon multiple times how he would do it versus a normal DIY homeowner, and he said the process was the EXACT same. You gear up in PPE, then “stabilize” it by scraping off any loose paint, perhaps sanding with a block sander, then prime over it to encapsulate it. So we’d be doing the exact same process; he’d obviously be faster at it, but it’s not a highly skilled job nor requires fancy tools. He honestly just thought we should do it ourselves and save the $4,495. I agreed with Leon 🙂

Total Cost If We Hired Out For Lead And Asbestos

If we had hired the first asbestos removal guy ($7,130), added on the knob and tube asbestos removal (which he didn’t quote for but Leon did at $1,595), and then hired out to remove the lead paint ($4,495) plus the $450 testing fee, we’d be at a whopping $13,670.

Total Cost We Are Paying

We are only hiring Leon to remove the ducting asbestos for $995 + the already-spent lab fee = $1,445. We will (safely) be doing the lead paint stabilizing and the knob and tube abatement on our own, and we are so glad that we got multiple quotes instead of just hiring the first company who assumed the flooring had asbestos without testing. Now, of course, there will be some purchases of supplies (PPE, spray bottle, scrapers, primer, etc), but pretty minimal, we hope. Also, this isn’t something I’m going to let my team help me with just because I feel a little weird subjecting them to known toxic materials, even if we are safe with PPE. So they’ll help film an intro and set up a time-lapse then take off (I mean, it’s pretty boring stuff to film anyway).

Next up are the foundation quotes, which are coming back with some pretty good news, THANK GOD. I’m waiting on one more before comparing them all and showing you what we are doing.

If anyone has experience doing either of these projects themselves and can give any tips, let me know in the comments!

*Photo by Kaitlin Green

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Victoria
5 hours ago

This is making me uncomfortable given everything I have unfortunately had to learn about asbestos recently. I don’t want to scare you by sharing my story but I encourage you to be really sure about what type of asbestos you have and how to treat it. We had fibrous asbestos of the worst kinds in our loft. Apparently this is unusual in residential properties. I’m in the UK and it met the criteria for having to meet proscribed standards, which meant multiple decontamination booths in my house (like something from Contagion) with decontamination showers and specialist disposal. It also was work that needed advance notification to the government. Now maybe your asbestos is a less dangerous kind and not in a friable state. I know dealing with asbestos roof tiles is much less of a big deal. But please check carefully and also check the correct PPE. It isn’t just a loose paper mask. The professionals I had used negative pressure masks, and were zipped into two layers of suits with wrists taped up. The whole nine yards. They are required to be clean shaven to improve the mask seal. I literally had no entry hazmat signs on my house!… Read more »

Alice
4 hours ago

How much would be the total for the material (including huzmut, etc) you would be using to stabilize, remove, maybe disposing, etc. ?

Jeannie
4 hours ago

My grandfather (Robert Goyer), did ground breaking research on lead in paint in St. Louis in the 1940s! Children were getting sick, so he figured out why. He went on to research other heavy metals and their public health effects (arsenic in water, mercury in fish). I feel like I’m reading about his legacy!

Susan
2 hours ago
Reply to  Jeannie

What a great legacy!

Birgs
4 hours ago

Both Daniel Kanter and Stacy Grinsfelder (of True Tales from Old Houses-podcast) are lead abatememt certified – maybe they have some tips or advice!

E
2 hours ago
Reply to  Birgs

Daniel Kanter is so thorough and thoughtful! I love seeing his approach to historical restoration.

Ashley
3 hours ago

Hi Emily- one thing to consider is that doing any work with lead paint can cause lead dust which can be harmful too… we DIYed and our floors were covered with enough dust that we had to have the whole house cleaned by a professional abatement company (tests came back above safe levels). They use a deglosser to clean which meant all of my paint now has a matte sheen. We had 2 kids under 5 so this concern was heightened for us- but wanted to mention that folks may want to do lab testing after a DIY for peace of mind. Good luck with your renovation!

Erin Dae
3 hours ago

Great process post!

Sofia
2 hours ago

I think you contractor has minimized how much work it actually takes to properly stabilize and encapsulate lead paint. There are multiple approaches to this, and if you have significant flaking, as suggested by the photographs, encapsulation is a short term solution. I removed lead myself from twelve windows, fascia, and an overhang with chemical stripper because I knew no contractor would do as thorough of a job as I would, and it took me a solid two months wearing a n100 in 90 degree heat. It was awful and you need to prepare site cleanup everyday. The best advice and safety standards for diyers is John Leeke’s save America’s windows, but he will not advise any shortcuts.

HaP
2 hours ago

Being an architect myself, I would always recommend using dcertified companies to do this kind of work and never ever advise anyone to do this kind of work themselves. I get wanting to cut costs, but for me, this area of work isn’t the one to save on. There are so many other safe DIY-options (I mean, I’d rather do the foundation myself, of course depending of the level of difficulty), that this – to me – isn’t worth the risk. Glad to hear, you’re at least not letting your team work on this. Please invest in the right equipment if you do decide to do it yourself.

Alice
1 hour ago
Reply to  HaP

I more than agree on this. This really worth two be done by professionals no matter how easy it looks or how expensive it could be. In my native language we says nothing is cheaper than the expensive one

Danielle
2 hours ago

My husband and I are renovating a house in Portland and doing pretty much the same thing – managing it ourselves, hiring subs when it makes sense, and DIYing it the rest. We have a little bit of asbestos paper on an old duct we removed and looked it up – in Portland they advise you to bag it in 4 layers of heavy duty trash bags, seal the opening with duct tape (fold it over first) and you can call the transfer station and ask if they’ll accept it. Also purchase a real deal respirator! They’re not expensive and way more secure than a disposable mask

Abby
2 hours ago

We did some interior lead paint abatement ourselves a few years ago and repainted window and door frames with a special lead abatement paint. I’m not sure the brand, but it was only available in matte white, and it’s a little thicker feeling. Another anecdote I remember hearing from that project is that any paint you use to paint over existing lead paint should still be considered lead paint—even the new fresh coats can absorb the lead!

Susan
2 hours ago

For both lead and asbestos, the biggest issue is airborn particles. I removed asbestos tiles in my laundry room by masking up, spraying the area down with water and immediately double bagging all of it in super heavy duty construction bags. Then I called my county about proper disposal. As an interior painter, good ones take a lead safety course and take proper precautions. I work in many many old houses and always assume they have lead somewhere. I just never sand old paint, if I have to scrape, I use a hepa filter vac and wash up after. Again, the main issue is breathing in dust or eating it. All painters would be out of work if we called in a lead team for every house built before the 1970s. While you do have to be aware and cautious, I don’t think a person has to spend 1000’s of dollars to address it. Best safety practices are readily available on the internet and if you follow those, should be good. I don’t let kids and pets walk through work sites but that is pretty easy to control for.

Orlando
1 hour ago

I’ve had a few friends – including our Rebecca – buy houses with lead paint in them recently. So I loved this little science lesson!

Caroline
41 minutes ago

While I don’t know that I will ever need this information, I really enjoyed this post. I hope you will continue to use this format for other projects within this series.

Michelle
7 seconds ago

We had a curved ceiling in our bathroom that had flaking lead paint. We used the lead encapsulation primer and it worked really really well. We didn’t sand because I didn’t want to create dust. It sort of helps glue down any loose paint (we did lightly scrape anything obvious ). Good luck! You got this!

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