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Navigating Asbestos Regulations in California: A Guide for Property Managers

Updated: Nov 8




Managing asbestos issues can be one of the most daunting tasks for property managers. We frequently encounter challenges related to asbestos abatement, and educating property owners about the relevant laws is a crucial aspect of our work.




Improper management can jeopardize both tenant safety and property integrity. It’s essential to understand the applicable asbestos regulations when rehabilitating or repairing your property.


In this guide, I’ll explain what asbestos is, where it commonly appears for property managers, and how to handle it properly to mitigate risks and safeguard your tenants.


What is Asbestos?


Asbestos is a naturally occurring mineral celebrated for its strength and resistance to heat and chemicals, which made it a widely used material in construction. However, exposure to asbestos fibers can lead to severe health issues.

Asbestos is particularly a concern for properties built before 1981, though some experts suggest 1985 to 1989 as the testing threshold.



Fun Fact


California's state rock is serpentine, a metamorphic rock that may contain chrysotile asbestos, the most prevalent form of asbestos. So, technically, it's not really asbestos!



Asbestos Risks: What’s Next?


For decades, government entities, schools, property managers, and homeowners have employed "Manage in Place" strategies to address asbestos-related concerns. This approach suggests that if the asbestos material remains undisturbed or undamaged, removal isn't necessary. Often, asbestos materials are securely contained within walls or covered with sealants. However, unexpected incidents—like floods, fires, or poorly executed home improvement projects—can release asbestos fibers into the air, contaminating the environment and endangering occupants.



Asbestos Handling Regulations


  • Cal/OSHA Standards: Any disturbance of Asbestos-Containing Material (ACM) must be conducted by trained and certified professionals.

  • Threshold Limits: Minor disturbances (under 100 square feet) may have more lenient requirements, but interpretations and local regulations can vary.



Emergency Repairs


If you experience a water leak or another situation requiring disturbance of drywall or demolition in homes built before 1985, asbestos testing is typically required. In genuine emergencies, immediate repairs may sometimes proceed without prior asbestos testing.



Plumbers and Asbestos Abatement


Plumbers usually do not conduct asbestos abatement unless certified. Only professionals trained in asbestos abatement can handle and remove ACM according to stringent regulations.



Common Scenario


Imagine discovering a water leak in the wall of a pre-1985 home, necessitating the plumber to cut into the wall for repairs. The plumber might:


  • Make the Repair Without Testing: In emergencies (where delaying the repair would lead to significant damage or health risks) and if the disturbance involves 10 square feet or less, they may proceed without immediate testing. However, most plumbers will refrain from cutting drywall without conducting an asbestos test.

  • Require Asbestos Testing: If it’s not an emergency or involves more than 10 square feet, testing is required beforehand.


In the first scenario, homeowners often fail to adhere to legal requirements, putting themselves at risk. Even in emergencies, proper asbestos handling and disposal procedures should be followed.


Asbestos regulation falls under two primary authorities:

  • Local Air Quality Governing Bodies: This includes AQMD (covering Orange County, Riverside, LA, and San Bernardino) and APCD (covering Santa Cruz).

  • OSHA: The Occupational Safety and Health Administration governs workplace safety standards, including asbestos handling and removal. If you are a homeowner working on your property, this agency may be less of a concern, but it regulates contractors and property managers.



Regulatory Overview


  • Santa Cruz APCD Rule 1206: This rule applies to buildings with five or more units, requiring asbestos testing before any renovation or demolition, irrespective of the building's age.

  • AQMD Rule 1403: Property managers must conduct an asbestos survey before initiating any repair or renovation work to identify ACM.

  • Cal/OSHA Regulations: These regulations mandate strict handling procedures for asbestos. Only certified professionals can perform asbestos-related work to ensure safety and compliance.



Important Point


Even if your property is exempt from Santa Cruz APCD Rule 1206, you must still comply with Cal/OSHA regulations regarding asbestos handling. Testing is critical. Failing to comply can result in significant fines and legal repercussions if a tenant files a complaint.



Single-Family Home Exemption


APCD Rule 1206 does not apply to single-family homes unless they include a granny flat; it only pertains to buildings with five or more units. In pre-1980 single-family homes, plumbers might conduct emergency repairs, but they must adhere to OSHA guidelines, including essential safety steps such as:

  • Containing the area

  • Wearing personal protective equipment (PPE)

  • Wetting the material to minimize dust

  • Sealing the cavity after repairs

  • Properly bagging, sealing, and testing the material


If asbestos is present, it must be disposed of per Cal/OSHA and EPA regulations. Always test for asbestos before any repairs or immediately after emergency repairs.



Practical Guidance


Immediate Steps for Leaks:


  • Ensure the area is safe and limit exposure to suspected asbestos materials.

  • Contact a certified asbestos professional for a survey if more than 100 square feet of material is disturbed.

  • Document the situation, emphasizing urgency and potential risks if emergency steps are taken.



Communicating with Owners and Tenants:


Frustration often arises when repairs are delayed due to the necessary asbestos testing, which can take 1-3 days.

  • Clearly explain legal and safety requirements.

  • Provide information about Rule 1206 and the necessity for asbestos testing and abatement.

  • Keep all parties informed about the repair timeline and safety measures.



Using Certified Professionals:


  • Always engage accredited asbestos professionals for testing and abatement to ensure compliance and safety.


If you found this article helpful, follow us on social media. We post daily tips to help you manage your own rental property:





Logan Andren

Logan Andren is the founder and CEO of Andren Homes Property Management. Since launching the company, Logan and his dedicated team have simplified the rental property experience for numerous Santa Cruz homeowners. Their mission is to enhance the lives of their clients and community, focusing on providing exceptional service and fostering lasting relationships. DRE #0200‌2055



Get in touch with us:


: (831) 291-5043

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