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Phase 0 · Feasibility · Step 0.5

Pre-screen the house for lead and asbestos

If the house was built before 1978, federal lead RRP rules apply during construction; before 1980, WA asbestos rules apply during demo. A $300–$600 inspection confirms what you're dealing with so the bid can include the right abatement scope.

Who
Homeowner
How long
1-2 weeks
Cost
$300-$600
You end up with
Written lead and asbestos report with locations and quantities

If you skip this: Discovering asbestos pipe wrap or lead paint mid-demo is a stop-work order on many job sites until it's tested and abated. A whole-house remodel touches more square footage than any other project type, so the abatement exposure is bigger here than in a DADU or second-story project.

Why this matters more on whole-house projects

Compared to a DADU (which doesn't touch the existing house) or a second-story addition (which mostly touches the roof and second-floor framing), a whole-house remodel + addition disturbs every interior wall, ceiling, and floor of the existing house. If lead paint is on the walls or asbestos is in the pipe wrap, you'll find it. The question is whether you find it during scoped abatement (planned, line-itemed) or during demo (stop-work, scramble, change order).

What gets tested

  • Lead paint — surfaces with paint older than 1978. Inspector takes XRF readings or paint chip samples on a representative set of surfaces.
  • Asbestos in suspect materials — pipe insulation (most common in Seattle pre-1980), vermiculite attic insulation, vinyl floor tile and mastic, popcorn ceiling, drywall joint compound on pre-1980 work, exterior siding (asbestos-cement).

Who does it

Hire an AHERA-accredited building inspector for asbestos and an EPA-certified lead inspector / risk assessor for lead. Many firms offer combined inspections for $300–$600.

What to do with the report

  • Lead paint present. Your GC has to be EPA RRP-certified for any work that disturbs lead paint. Verify the contractor's RRP certification when you check L&I status in Phase 4.
  • Asbestos present. Abatement has to happen before demolition starts on the affected areas. Add it to the bid scope as a separate line, performed by a licensed asbestos abatement contractor before the GC mobilizes for demo.
  • Notification. The Puget Sound Clean Air Agency requires written notification before any asbestos removal — the abatement contractor handles this, but make sure it's in their scope.

The residential owner exemption (and why it doesn't apply here)

Under WAC 296-62-077, an owner-occupant working on their own single-family home has a narrower set of survey requirements than a commercial project — but the moment you hire a contractor, the contractor's obligations apply. On a whole-house remodel + addition you'll have a GC and many subs, so the full survey-and-abatement framework applies.

Where this information came from

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