As more homeowners take on do-it-yourself (DIY) renovation projects, questions surrounding safety and liability are on the rise. One particularly alarming risk is asbestos exposure—especially in homes built before the 1980s. While personal health is the top concern, many wonder: Does home insurance cover asbestos exposure during DIY projects? The answer isn’t straightforward. It depends on your policy’s language, your actions during renovation, and the presence (or absence) of negligence.
This article explores the relationship between home insurance and asbestos, the dangers of DIY asbestos disturbances, legal precedents, and what homeowners should do to protect themselves—both financially and physically.
What Is Asbestos and Why Is It Dangerous?
Asbestos is a group of naturally occurring minerals used in thousands of products from the 1930s to the late 1970s due to its resistance to fire, heat, and chemicals. It was commonly found in:
- Insulation (attics, walls, pipes)
- Vinyl floor tiles
- Roofing shingles
- Cement products
- Popcorn ceilings
- HVAC ducting
When disturbed, asbestos fibers become airborne and can be inhaled. This exposure is linked to severe diseases, including:
- Asbestosis: Scarring of the lungs
- Mesothelioma: A deadly cancer affecting the lining of the lungs or abdomen
- Lung cancer: Especially among smokers with asbestos exposure
According to the World Health Organization (WHO), there is no safe level of asbestos exposure 1.
Home Insurance Basics: What’s Typically Covered?
A standard homeowners insurance policy generally covers:
- Structural damage from perils like fire, windstorms, and hail
- Personal belongings
- Liability protection
- Additional living expenses if you’re displaced
However, home insurance does not function as a health insurance policy. It rarely covers health risks like illness from toxins—unless those illnesses result directly from a covered peril (like a fire that releases asbestos fibers).
Insurance policies also exclude damages resulting from:
- Negligence
- Maintenance issues
- Pollution (in many cases)
Does Home Insurance Cover Asbestos Abatement?
In most cases, home insurance does not cover asbestos removal or abatement unless it’s caused by a covered peril.
For example:
✅ Covered:
- A house fire damages asbestos-containing insulation. Your policy may pay to remove the asbestos because it resulted from a covered peril.
❌ Not Covered:
- You decide to renovate your basement and discover asbestos in the floor tiles. Your insurer likely won’t cover removal because it’s considered a maintenance or pre-existing issue.
Many policies also contain pollution exclusions that specifically name asbestos. According to the Insurance Information Institute (III), this exclusion is common and restricts coverage for contaminants, including asbestos 2.
What If You’re Exposed During a DIY Renovation?
If you disturb asbestos while tearing down walls or ceilings during a DIY project, you may face:
- Health risks: Prolonged exposure can lead to illness, which is not covered by homeowners insurance.
- Remediation costs: If the asbestos contamination spreads, you may need professional cleanup. Insurers usually won’t pay unless caused by a covered event.
- Third-party liability: If contractors, neighbors, or tenants are affected, you could be sued.
Here’s where liability coverage might come into play—but it’s complicated.
Liability Coverage: Will It Help?
Most standard policies include personal liability coverage, typically ranging from $100,000 to $500,000. This covers legal fees and damages if you’re found liable for injury or property damage.
But there’s a catch. If your policy contains a pollution exclusion, it may not cover claims related to asbestos exposure—even if someone else is harmed.
According to American Risk Management Resources (ARMR), pollution exclusions in homeowners policies are broad and typically deny coverage for bodily injury caused by pollutants like asbestos 3.
Exceptions to Pollution Exclusions
Some courts have ruled in favor of homeowners when:
- The asbestos exposure was sudden and accidental
- The policy language was ambiguous
- The homeowner was unaware of the asbestos
For example, in Borg-Warner Corp. v. Insurance Co. of North America (2006), the court found that insurers could be liable if policyholders were unaware of asbestos and did not intend to expose others 4.
That said, outcomes vary greatly by state and case law.
What About Health Insurance or Workers’ Comp?
If you or a family member becomes sick due to DIY asbestos exposure, your health insurance may help cover treatment—but not always.
Some policies may:
- Deny coverage if the illness is classified as occupational (even if you’re not a contractor)
- Require proof of the exposure source
Workers’ compensation typically does not apply unless the exposure occurred during employment.
Best Practices to Avoid Insurance Gaps
Here’s how to protect yourself:
1. Test for Asbestos Before Starting a Project
Before any demolition, especially in homes built before 1980, hire an EPA-certified asbestos inspector. DIY testing kits are available, but lab analysis is still required.
2. Avoid DIY Asbestos Removal
Never attempt to remove asbestos yourself. Hire a licensed abatement contractor. DIY removal not only endangers your health but also voids potential insurance claims.
3. Notify Your Insurer of Major Renovations
If you’re doing major work, especially if it involves tearing down walls or ceilings, notify your insurer. They may suggest a builder’s risk policy or endorsement.
4. Consider Environmental Liability Insurance
Some specialty insurers offer environmental or pollution liability policies that include asbestos-related events. These policies are more common for landlords or commercial properties but may be available to homeowners upon request.
5. Read Your Policy Carefully
Ask your insurance agent or lawyer to explain exclusions and endorsements. Pay special attention to:
- Pollution exclusions
- Renovation clauses
- Wear-and-tear exclusions
What If a Contractor Exposes Asbestos?
If a licensed contractor disturbs asbestos during work, their contractor liability insurance should cover resulting damages or health claims. Always:
- Verify the contractor’s insurance
- Ask for a certificate of insurance (COI)
- Check that asbestos remediation is within their coverage
Never hire an unlicensed or uninsured contractor for projects that may disturb asbestos.
Legal Implications: Can You Be Sued?
If your actions cause asbestos exposure that affects others, you could be held personally liable. Common scenarios include:
- Tenants or guests becoming ill
- Spreading asbestos dust to neighboring properties
- Improper disposal of asbestos materials
In severe cases, this could lead to civil lawsuits, fines from the EPA, or violations of state environmental laws.
Real-World Example
In 2018, a homeowner in Oregon attempted to remodel their kitchen without realizing that the old flooring contained asbestos. During demolition, dust spread throughout the home and adjacent properties. Neighbors filed complaints with the Oregon Department of Environmental Quality (DEQ), leading to:
- A $21,600 fine
- Mandatory abatement at the homeowner’s cost
- Denied insurance claim due to the policy’s pollution exclusion
This underscores the real financial and legal risk of DIY asbestos exposure.
Final Thoughts: Is Coverage Even Possible?
Home insurance typically does not cover asbestos exposure during DIY projects—unless it’s the result of a sudden, accidental, and covered peril.
Your best defense isn’t insurance—it’s prevention.
- Test before you touch
- Avoid DIY removal
- Read your policy
- Talk to an expert
Asbestos may be a hidden danger in your home, but with proper precautions and knowledge, you can renovate safely—and avoid financial disaster.
References
- World Health Organization. (2023). Asbestos: elimination of asbestos-related diseases. https://www.who.int/news-room/fact-sheets/detail/asbestos-elimination-of-asbestos-related-diseases ↩
- Insurance Information Institute. (2023). What is not covered by standard home insurance? https://www.iii.org/article/what-homeowners-insurance-does-not-cover ↩
- American Risk Management Resources Network. (2021). Understanding the pollution exclusion in insurance. https://armr.net/ ↩
- Borg-Warner Corp. v. Insurance Co. of North America, 174 S.W.3d 867 (Tex. App. 2005). ↩
