Last updated on July 20th, 2025 at 07:50 am
Yes, you can sell a house with asbestos in Texas. It requires a lot of planning and legal compliance. With asbestos found in a good 50% plus of houses in the U.S.—particularly ones built before 1980—many Texas homeowners find themselves in such a predicament. This comprehensive guide covers everything you need to know about selling your Texas home with asbestos while protecting yourself legally and financially.
What Is Asbestos and Why Is It a Concern?
The asbestos mineral naturally occurs from the earth and has been widely used in construction materials since the late 1800s and all throughout the 1980s. The most popular types are chrysotile and amosite, both highly regarded for their fireproof qualities and thermal insulation. Asbestos is commonly found in:
- Insulation around pipes, boilers, and HVAC systems
- Vinyl floor tiles and adhesives
- Roofing materials and shingles
- Siding materials
- Popcorn ceilings and textured paints
- Drywall compounds
Health Risks of Asbestos Exposure
The CDC warns that breathing asbestos fibers can cause serious health problems, including:
- Lung cancer
- Mesothelioma (cancer of the lung lining)
- Asbestosis (lung scarring)
Illnesses that appear 30 to 40 years after exposure make asbestos truly dangerous.
Texas Laws Regarding Sale of Homes with Asbestos
In Texas, it is state law that a seller in a real estate transaction must deliver written disclosure of asbestos material on his property before entering into the contract with a buyer. The law safeguards both you and the buyer; hence, it is not optional!
Key Texas disclosure requirements:
- Complete the Texas Seller’s Disclosure Form
- Disclose any known asbestos presence
- Provide documentation of any testing or abatement work
- Share reports from professional inspections
Consequences of Non-Disclosure
Failing to disclose known asbestos can result in:
- Lawsuits from buyers
- Financial liability for health issues
- Voided sales contracts
- Legal penalties under Texas real estate law
Federal Regulations
The Biden Administration implemented new rules in March 2024 restricting chrysotile asbestos use, with a 12-year phase-out period. While this doesn’t affect existing homes, it demonstrates the government’s commitment to reducing asbestos exposure.
Identifying Asbestos in Your Texas Home
Professional Asbestos Inspection
Before selling, hire a certified asbestos inspector. In Texas, residential asbestos testing typically costs between $1,500 and $5,000, depending on your home’s size and complexity.
What inspectors look for:
- Insulation materials around heating systems
- Floor and ceiling tiles
- Roofing and siding materials
- Textured paints and wall materials
- Ductwork and pipe insulation
Testing Process
Professional testing involves:
- Visual inspection of suspected materials
- Sample collection using proper safety equipment
- Laboratory analysis
- Detailed report with findings and recommendations
Texas-specific testing costs:
- Harris County (Houston): $133-$2,683
- Bexar County (San Antonio): $132-$2,666
- Comal County: $128-$2,580
Asbestos Management Options in Texas
Removal vs. Encapsulation
Asbestos Removal:
- Complete elimination of asbestos materials
- Residential projects cost between $1,500 and $5,000
- Requires licensed Texas contractors
- Permanent solution
Encapsulation:
- Sealing asbestos in place
- 15-25% cheaper than removal
- Faster process
- May require future maintenance
Hiring Licensed Texas Contractors
Texas requires specific licensing for asbestos work. Look for contractors with:
- Texas Department of State Health Services certification
- Proper insurance and bonding
- Experience with residential projects
- Good Better Business Bureau ratings
Pricing Your Texas Home with Asbestos
Market Impact Assessment
Asbestos presence typically affects home values, but the impact varies based on:
- Local market conditions
- Type and extent of asbestos
- Whether removal/encapsulation is completed
- Buyer demand in your area
Pricing Strategies
Option 1: Price Reduction
- Reduce asking price by estimated remediation costs
- Attract investors and handy buyers
- Faster sale process
Option 2: Remediation Credit
- Keep standard market price
- Offer closing cost credits for asbestos work
- Appeals to traditional buyers
Option 3: Complete Remediation
- Handle asbestos removal before listing
- Price at full market value
- Broader buyer appeal
Marketing Your Texas Home with Asbestos
Disclosure in Marketing Materials
Best practices:
- Include asbestos disclosure in property listing
- Highlight any remediation work completed
- Emphasize other home features and benefits
- Use professional photography to showcase positive aspects
Target Buyer Types
Ideal buyers for asbestos-containing homes:
- Real estate investors
- House flippers
- Contractors and builders
- Cash buyers
- First-time homebuyers seeking lower prices
Online Marketing Strategies
- List on investor-focused platforms
- Use keywords like “investor opportunity” or “handyman special”
- Join Texas real estate investor groups on social media
- Consider “For Sale By Owner” platforms to save on commissions
Texas-Specific Selling Options
Traditional MLS Listing
Pros:
- Maximum market exposure
- Professional realtor guidance
- Negotiation support
Cons:
- Higher commission costs
- Longer timeline
- More buyer objections
Cash Home Buyers
Texas has numerous cash buying companies that specialize in homes with issues:
- No repairs required
- Fast closing (7-14 days)
- Lower purchase price
- No realtor commissions
Auction Sales
Consider absolute or reserve auctions for:
- Unique properties
- Investor interest
- Time-sensitive situations
Financial Considerations
Cost Breakdown for Texas Homeowners
Asbestos Testing: $500-$2,000 Professional Removal: $1,500-$5,000 (residential) Encapsulation: $1,000-$3,000 Legal Compliance: $200-$500 Disclosure Documentation: $100-$300
Financing Options for Buyers
Most lenders will finance homes with asbestos if:
- Property is structurally sound
- Asbestos is not disturbed
- Proper disclosure is provided
- Home appraises at purchase price
Legal Protection Strategies
Documentation Requirements
Maintain comprehensive records including:
- Original inspection reports
- Laboratory test results
- Contractor licenses and certifications
- Before/after photos of any work
- All disclosure forms and buyer acknowledgments
Insurance Considerations
Contact your homeowner’s insurance provider about:
- Coverage during remediation
- Liability protection
- Claims history impact
- Policy renewal considerations
Common Mistakes to Avoid
Disclosure Errors
- Never downplay asbestos presence
- Don’t rely on verbal disclosures only
- Avoid incomplete documentation
- Don’t assume buyers won’t care
Remediation Mistakes
- Don’t attempt DIY removal
- Avoid unlicensed contractors
- Don’t skip permit requirements
- Never ignore safety protocols
Pricing Errors
- Don’t overprice hoping buyers won’t notice
- Avoid underpricing without market research
- Don’t ignore comparable sales data
- Never hide costs in negotiations
Working with Texas Real Estate Professionals
Choosing the Right Agent
Look for agents with experience in:
- Properties with environmental issues
- Investor clientele
- Disclosure requirements
- Negotiation with informed buyers
Legal Representation
Consider hiring a Texas real estate attorney for:
- Complex disclosure situations
- High-value properties
- Buyer disputes
- Regulatory compliance questions
Timeline for Selling with Asbestos
Typical Timeline
Weeks 1-2: Professional inspection and testing Weeks 3-4: Decide on remediation approach Weeks 5-8: Complete any necessary work Weeks 9-12: Market preparation and listing Weeks 13-20: Showing and negotiation period Weeks 21-24: Closing process
Factors Affecting Timeline
- Market conditions
- Remediation complexity
- Buyer financing
- Inspection contingencies
- Legal compliance requirements
Bottom Line
You can sell a house with asbestos, but you must tell buyers about it. This keeps everyone safe and avoids legal problems. If your house has asbestos, you might choose to take it out or cover it up before selling.
This could make your house more appealing to buyers. Working with an expert in real estate who knows about asbestos can help sell your home faster and for a good price. If you have a house you want to sell in Houston or anywhere in Texas, contact use today!
