If you live in an older property, there’s a good chance it may contain asbestos — a material once praised for its durability but now known for serious health risks. For homeowners, this creates a difficult challenge: how do you move forward with selling a house with asbestos when buyers are often cautious about the hidden dangers and repair costs?
It’s natural to ask questions like: “Can you sell your house with asbestos?” … “Do I need to remove it before listing?” … or even “Will buyers walk away if they find out?” These concerns are common, especially for sellers who don’t have the time or money to take on expensive abatement projects.
The good news? You don’t have to panic. Many homes built before the late 1970s still contain asbestos, and they sell every day. The key is understanding what asbestos is, why it matters, and what your options are when putting your house on the market.
In this guide, we’ll break down everything you need to know about selling a house with asbestos — from where it’s commonly found, to testing and disclosure laws, to whether you should remove it, offer credits, or sell your home “as is.” By the end, you’ll have a clear path forward and know exactly how to approach buyers with confidence.
What Is Asbestos?
Asbestos is a naturally occurring mineral that was once celebrated as a “miracle material” in the building industry. Strong, heat-resistant, and inexpensive, it was widely used throughout the 20th century to make homes safer and more durable. Contractors relied on asbestos for everything from insulation to fireproofing because it didn’t burn, corrode, or conduct electricity.
If your home was built before the late 1970s, chances are high that it contains some form of asbestos. It was commonly found in:
- Insulation around pipes, furnaces, and ductwork
- Floor tiles (vinyl, asphalt, and rubber)
- Roofing materials such as shingles and siding
- Ceilings and walls with textured finishes or soundproofing materials
Even though new construction has moved away from using asbestos, many houses across the U.S. — especially those built before 1980 — still contain it today. For sellers, this means selling a house with asbestos is not unusual, but it does require knowing how to disclose and manage it so buyers feel comfortable moving forward.
Why Is Asbestos Dangerous?
- Serious health risks: Long-term exposure can cause asbestosis (lung scarring), pleural disease, lung cancer, and mesothelioma.
- Triggered when disturbed: Asbestos is most dangerous when cut, broken, or removed, releasing tiny fibers into the air.
- Buyer hesitation: Many buyers are cautious about homes with asbestos because of potential health concerns, removal costs, and financing challenges.
Where Will You Find Asbestos in Your House?
- Often found in pipe insulation, ductwork, floor tiles, roofing shingles, siding, and textured walls or ceilings.
- Asbestos isn’t always visible — professional testing is the only way to confirm its presence.
- Never try DIY removal; disturbing asbestos can release harmful fibers into the air.
How to Sell a Home With Asbestos
If you’ve discovered asbestos in your property, don’t panic — you still have multiple options for selling a house with asbestos. The right choice depends on your budget, timeline, and how you want to handle negotiations with buyers.
Know the Asbestos Testing Options and Laws
Before listing, it’s smart to confirm whether asbestos is present. You can hire a certified inspector for a professional test (usually $200–$800 depending on scope) or use a DIY kit ($30–$60) and send samples to a lab. However, DIY testing can expose you to dangerous fibers, and in some states it’s not even legal. Professional testing is the safest way to protect yourself and give buyers confidence.
Disclose Known Asbestos and Negotiate
By law, sellers must disclose known asbestos or suspected asbestos to buyers. Trying to hide it can lead to lawsuits or a deal falling through. Being upfront shows honesty, builds trust, and actually helps negotiations — buyers are more willing to work with a seller who’s transparent about the property’s condition.
Decide if You Will Fix or Abate the Asbestos
One option is to leave asbestos in place if it’s not damaged, since it’s most dangerous when disturbed. Another is to take proactive action: either seal it or fully remove it. While removal (abatement) can cost thousands, it may also make your home more attractive and secure higher offers from buyers.
Offer a Credit for Repairs or Abatement
If you don’t want to handle the work yourself, you can offer buyers a credit at closing to cover asbestos removal or sealing. This way, they can take care of it on their own schedule, and you avoid delaying the sale. For many sellers, this is a practical solution when time or money is limited.
Consider Selling “As Is”
If repairs, credits, or abatement aren’t realistic, you can still sell your house as is with asbestos. Many cash buyers and investment companies purchase properties in their current condition and can close in as little as 7–14 days. This option is ideal if you need to sell quickly — for example, after an inheritance, during relocation, or if you want to avoid financing issues with traditional buyers.
Can You Sell a House With Asbestos? Yes!
The short answer is yes — you can sell a house with asbestos. While it can feel intimidating, buyers purchase these properties every day. Asbestos is common in older homes, and most buyers understand that it only becomes a major risk when disturbed.
In many cases, lenders will still finance a property with asbestos as long as it’s properly managed or disclosed. The key is transparency: letting buyers know where asbestos may exist and being prepared to negotiate solutions such as credits, encapsulation, or abatement. With the right strategy, selling a house with asbestos doesn’t have to stop your sale — it just requires planning.
Selling a House With Asbestos Doesn’t Have to Be Complicated
If you’ve discovered asbestos in your home, you might be worried that no one will buy it. But remember — you can sell your house with asbestos, whether you choose to fix it, offer a credit, or sell it as-is. What matters most is how you handle disclosure, buyer expectations, and your own timeline.
For homeowners who don’t want the stress or expense of testing, removal, or drawn-out negotiations, working with a local cash buyer can be the simplest path. That’s where Orca Homes comes in. We specialize in helping Washington homeowners sell quickly, even when a property has challenges like asbestos, water damage, or costly repairs. With fair cash offers, no commissions, and fast closings, Orca makes it possible to move forward without the burden of renovations or delays.
👉 Ready to skip the stress of asbestos issues? Get your free cash offer from Orca Homes today and sell your house with confidence.
Frequently Asked Questions About Selling a House With Asbestos
Can you sell a house with asbestos?
Yes — selling a house with asbestos is possible and fairly common in older homes. The key is disclosure: buyers need to know if asbestos is present so they can plan for removal, encapsulation, or future maintenance.
Can you legally sell a house with asbestos?
Yes. You can legally sell a house with asbestos in the U.S. as long as you disclose its presence if you’re aware of it. Failure to do so can expose you to legal risks or lawsuits after closing. Rules vary by state, so check local disclosure laws before listing.
Do people buy houses with asbestos?
Absolutely. Many buyers, especially investors and cash buyers, purchase homes with asbestos regularly. Since asbestos was widely used in homes built before the late 1970s, most buyers and agents expect to encounter it at some point.
Does asbestos lower home value?
Yes, asbestos can impact home value because buyers often factor in the cost of testing, removal, or repairs. On average, homes with asbestos may receive lower offers than similar properties without it. That said, transparency and offering credits can help minimize the value gap.
Is asbestos in a home a deal breaker?
Not always. While some buyers may walk away, others will move forward if the price reflects the condition or if they receive a credit for abatement. For homeowners who want to avoid the hassle, selling directly to a cash buyer can eliminate the fear of deals falling through.
