DIY vs. Professional Asbestos Testing: Why Professional Inspection Matters

Ensure Your Home's Safety with Professional Asbestos Testing

Asbestos, once highly valued for its fire-resistant and insulating properties, now presents serious health risks if disturbed - especially by someone without professional training. As certified asbestos inspectors, we are trained and equipped to handle asbestos sampling safely and effectively. Using specialized techniques, we carefully determine the quantity, location, and method of sample collection without releasing dangerous fibers into the air. This detailed process ensures accurate results and minimizes the risk of exposure.

In contrast, DIY asbestos testing kits available to consumers often lack the precision and safety measures necessary for reliable detection. Without professional expertise, homeowners may not even be aware of which materials in their home might contain asbestos before starting a project that could release harmful fibers into the air.

By hiring a certified asbestos inspector, you not only receive thorough testing but also gain peace of mind. We work with accredited laboratories for precise analysis and provide expert recommendations on managing asbestos hazards if they are detected. Investing in a professional inspection is a proactive way to safeguard your living environment.

How to determine if a roof has impact resistant (Class 4) shingles

Can you tell if the roof has “impact resistant class 4 shingles”? Our homeowners insurance wants to know..

This is a question that we get almost daily as home inspectors and it’s a frustrating question because there is no way to visually determine if a shingle is impact resistant/class 4 rated. The only way to determine a shingles impact rating is by the manufacturer's spec sheet. Some shingles do have labeling on the back side of the shingle, but of course we can’t see that without ripping up a shingle.

Tip: If a roof is newer or if you have the contractor's information who installed the shingles, then we recommend contacting the contractor to see if product specifications are still available for that job. Sometimes there are extra shingles lying around the property, but that is rare and not reliable. Most often the answer is just not available and certainly something that the inspector cannot determine through the normal scope of an inspection.

Other non asphalt shingle roofing materials such as concrete tile or metal roofs are inherently impact resistant and don’t need a rating to determine impact resistance.

Next time you are advising your clients on a homeowners insurance application or looking for this info yourself, keep this information in mind and see if you can track down documentation from when the roof was installed.

How Invasive is Home Asbestos Testing?

Testing for asbestos is inherently invasive since samples need to be collected and sent to a lab, but minimally so. Make sure to check out the video below to see just how small of a sample we collect!

Depending on the scope of work, we test for asbestos by taking a small sample of materials like insulation, flooring, or ceiling tiles that might contain asbestos. These samples are then sent to a lab to find out if asbestos is present and, if so, how much.

Consider These Two Things Regarding Home Asbestos Testing:

If part of a real estate transaction, the seller will need to agree to asbestos testing since it is an invasive process, albeit minimally invasive. We do have an agreement in place for these scenarios.

Asbestos testing is typically conducted in specific areas of concern, and not on the entire home. Asbestos testing makes sense in renovation scenarios and/or to confirm the suspicion of potential asbestos containing materials.

How Does Bulk Sampling Work?

A licensed asbestos building inspector checks the area to be sampled and determines the needed amount of samples based on asbestos testing guidelines. They make sure the area is safe and controlled.

A small sampling of the material is taken using special tools to avoid releasing asbestos fibers into the air. The sample is sealed in a container to prevent contamination and labeled for lab analysis. The sample goes to a certified lab, where it's tested to see if asbestos is present and in what amount.

Check out the video below where our Environmental Manager demonstrates the sampling process!

How to Determine If a Wall Is Load-Bearing

At ABP, we love helping our clients with valuable information about their homes. One common question is, "How do I know if a wall is load-bearing?". Here are some general guidelines that may help you identify if a wall may or may not be load-bearing:

1. Floor Joist Orientation: Load-bearing walls typically run perpendicular to floor joists. Check the joist direction in basements, crawl spaces, or attics. Walls running parallel to joists are less likely to be load-bearing but may still require further inspection.

2. Wall Location:

   • Exterior Walls: These usually support the roof and upper floors, making them load-bearing.

   • Central Walls: In multi-story homes, walls down the center often align with others on different floors and are likely load-bearing.

   • Walls Near Beams/Columns: If a wall is above/below or ends at a beam or column, it is likely load-bearing.

3. Structural Elements:

   • Beam and Pillar Connections: Walls connected to beams or pillars are usually load-bearing.

   • Foundation Connections: Walls that connect directly to the foundation, especially in basements, are typically load-bearing.

4. Construction Type:

   • Older Homes: Walls stacked from floor to floor are often load-bearing.

   • Truss Roofs: Homes with truss roofs may have non-load-bearing interior walls.

These tips are general; always consult a professional to ensure safety!

Sign up for our Free Homeowner’s Handbook emails here!

Disclaimer: ALWAYS CONSULT A STRUCTURAL ENGINEER BEFORE REMOVING ANY WALL

What walls are load-bearing?

The Importance of Paint Condition when Buying a Home

When buying a home, the condition of the paint - both inside and out - can reveal a lot about the property’s overall upkeep. Not only does paint impact the aesthetic appeal, but it also serves as a protective layer against the elements. Here’s what to consider when evaluating paint during your home search:

Exterior Paint:

• Cracking and Peeling: Cracked or peeling paint is a sign that the exterior hasn’t been maintained properly. This can lead to wood rot, moisture damage, and increased repair costs down the line.

• Fading: Faded paint can indicate the home has been exposed to harsh sunlight or has simply aged past its prime. While not immediately concerning, it may suggest the need for a repaint soon.

• Bubbling: Paint that bubbles or blisters is often a sign of trapped moisture, which can lead to more severe issues like mold or rot.

Interior Paint:

• Stains and Discoloration: Look for signs of water damage, which can lead to mold growth if not addressed. Also, stains and discoloration may indicate smoking, pets, or other factors that could require a repaint.

• Patchy or Uneven Paint: This could suggest DIY jobs or quick fixes rather than professional work, which might need redoing sooner than expected.

• High-Traffic Areas: Hallways, kitchens, and bathrooms often see more wear and tear. If the paint in these areas is chipped or worn, it could indicate the need for immediate updates after moving in.

How Often Was the Home Painted? Understanding when the home was last painted can give you insight into future maintenance. Generally, wood siding should be repainted every 3-7 years, while stucco can last up to 10 years. Interior walls in high-traffic areas may need refreshing every 2-4 years, whereas less-used rooms might go 5-7 years between coats.

The Bottom Line: When assessing a potential home, the paint condition is a key factor in evaluating both its current state and the level of maintenance it’s received. Don’t hesitate to ask the seller or inspector about the last paint job and whether there have been any issues with moisture or repairs. A well-maintained paint job not only enhances the home’s beauty but also protects your investment for years to come.

"Depending on the quality of paint and craftsmanship, the exterior siding of a home should be painted every 6-10 years. Signs of a failing paint job are peeling paint, cracking of caulking, and/or fading of the paint.- Kyler Williams, Owner of Dream Painting

TYPICAL EXTERIOR PAINTING COST ESTIMATE

According to Dream painting, you can expect to pay around $3-5 per square foot for a professional exterior paint job. The estimate is based on the total square footage of the home, not to be confused with the square footage of the home exterior surface. For more information or to contact Dream Painting use the link below.

Dream Painting, LLC

Trusted Inspections, Now Backed by Team Dave Logan: Announcing Our New Partnership

Alpine Building Performance LLC Proudly Joins Team Dave Logan: Elevating Home Inspections in Denver

At Alpine Building Performance, we’ve always believed in delivering top-tier home and building inspection services rooted in trust, professionalism, and friendliness. Today, we’re excited to announce our latest partnership with Team Dave Logan, a trusted name in Colorado known for connecting homeowners with reliable, vetted professionals across the state.

Teaming up with Team Dave Logan represents a significant milestone for Alpine Building Performance. This collaboration amplifies our commitment to providing Denver Metro communities with the highest quality home and property inspections and environmental services, ensuring every client receives the best service available.

Team Dave Logan is synonymous with integrity and excellence, qualities we at Alpine Building Performance also hold dear. By joining their prestigious network, we’re now part of an elite group of businesses rigorously vetted for their expertise, customer service, and ethical practices. This partnership reassures our clients that when they choose Alpine Building Performance, they’re choosing a company that meets the highest standards of the industry.

Since our founding in 2016, Alpine Building Performance has been dedicated to offering comprehensive home and property inspections that prioritize the health, safety, and comfort of our clients. Our services include home and building inspections, as well as environmental testing, including mold and air quality testing, water quality testing, radon testing, and lead-based paint and asbestos testing and inspections.

Our approach is modern and client-focused, using advanced technology such as infrared, Spectora software, and drones to provide detailed, actionable reports. We also offer tools within our reports for clients to request real-time quotes from trusted contractors, making the entire home-buying or home-maintenance process smoother and more transparent.

Our partnership with Team Dave Logan is more than just a badge of honor; it’s a promise to continue serving our clients with the highest level of integrity and professionalism. We’re thrilled about the opportunities this partnership brings and look forward to helping even more homeowners in the Denver Metro area make informed, confident decisions about their properties.

Whether you’re buying, selling, or maintaining your home, you can trust Alpine Building Performance LLC to provide expert inspections backed by a name you can trust - Team Dave Logan.

If you’re in need of a home or property inspection, commercial inspection or environmental testing, contact us today! As a proud member of Team Dave Logan, we’re ready to deliver the exceptional service you deserve.

Why You Should Do a Lead Paint Test on Your Home Even if You’re Not Remodeling

When you think of lead paint, you might assume it only poses a risk during remodeling or renovation projects. However, lead paint can be a hidden danger in your home even if you’re not planning any major changes. Homes built before 1978 are particularly susceptible to containing lead-based paint, and the risks it poses to your family’s health are significant and ongoing.

The Silent Threat of Lead Paint

Over time, lead paint can deteriorate, leading to the release of toxic lead dust. This dust can settle on surfaces throughout your home, becoming a part of your everyday environment. Even simple activities like opening and closing windows or doors can disturb lead paint, releasing particles into the air that are easily inhaled or ingested.

Children are especially vulnerable to lead poisoning, as they often put their hands or objects in their mouths. Lead exposure can cause a range of health issues, including developmental delays, learning difficulties, and behavioral problems. For pregnant women, lead exposure can affect fetal development, leading to serious complications.

Why Testing Matters

You don’t need to be remodeling for lead to pose a risk. Testing your home for lead paint is a proactive way to safeguard your family’s health. By identifying the presence of lead, you can take steps to minimize exposure, whether that means sealing or removing the lead paint or simply adopting safer practices in your home.

Even if your home seems safe on the surface, hidden dangers could be lurking in the form of lead dust. Testing provides peace of mind, ensuring that you and your loved ones are living in a healthy environment.

Protect Your Family’s Health

A lead paint test is a small investment in your home’s safety that can prevent major health issues down the road. Whether you have young children, are expecting, or simply want to ensure a safe environment, it’s worth considering lead testing as a crucial part of your home maintenance routine.

Why a Sump Pump is Essential in Colorado and How to Maintain It

When it comes to protecting your home from water damage, a sump pump is an invaluable tool, especially in Colorado's unique climate. Whether you're dealing with snowmelt, spring rains, or unexpected summer storms, understanding the importance of a sump pump and keeping it well-maintained can save you from costly repairs and headaches.

Why You Need a Sump Pump in Colorado

1. Snowmelt and Spring Thaws: Colorado's winters can be harsh, but once the snow starts to melt in spring, the excess water has to go somewhere. A sump pump helps manage this influx of water, preventing it from seeping into your basement or crawl space and causing potential damage.

2. Heavy Rainfall and Flash Floods: While Colorado is known for its dry climate, it can also experience sudden heavy rainfalls and flash floods. These unexpected downpours can overwhelm drainage systems and lead to water pooling around your home's foundation. A sump pump ensures that this water is effectively diverted away from your home.

3. High Groundwater Levels: In areas with high groundwater levels, a sump pump is crucial for keeping your basement dry. Without one, groundwater can seep through foundation walls and floors, leading to damp conditions and potential mold growth.

Maintaining Your Sump Pump

To ensure that your sump pump is always ready to perform its critical function, regular maintenance is essential. Follow these tips to keep your sump pump in top shape:

1. Test Regularly: Check your sump pump's functionality every few months, especially before the rainy season or after a significant snowfall. Pour a bucket of water into the sump pit to ensure the pump activates and drains the water properly.

2. Clean the Pump: Over time, debris like dirt and leaves can accumulate in and around your sump pump. Clean the pump and the pit regularly to prevent clogs. If your pump has a filter, make sure to clean or replace it as needed.

3. Inspect the Discharge Pipe: Ensure that the discharge pipe is free from obstructions and directs water away from your home's foundation. The pipe should be clear and extend at least 3 to 4 feet away from the house.

4. Check the Power Source: Make sure your sump pump is plugged in and connected to a working power source. Consider installing a battery backup system to keep the pump operational during power outages.

5. Look for Wear and Tear: Inspect the pump for any signs of wear or damage. If you notice unusual noises or reduced performance, it may be time to replace the pump or consult a professional.

6. Professional Inspections: Have a professional inspect your sump pump system annually. They can perform more in-depth maintenance and ensure that everything is functioning correctly.

Why Commercial Building Inspections Are Essential for Your Business

When it comes to maintaining a successful business, ensuring the safety, health, and efficiency of your commercial property is paramount. At Alpine Building Performance, we specialize in providing comprehensive building inspections that go beyond the basics to offer you peace of mind and valuable insights into your property.

Commercial properties, whether they're office buildings, retail spaces, or industrial facilities, require meticulous maintenance to prevent costly repairs and ensure a safe environment for employees and customers. Here’s why Denver building inspections are essential:

1. Preventative Maintenance: Regular inspections help identify potential issues before they become major problems. This proactive approach can save businesses significant money by addressing minor repairs early.

2. Safety Compliance: Inspections can uncover safety hazards and help you stay compliant with local and federal regulations, avoiding fines and legal issues.

3. Energy Efficiency: Energy audits as part of a commercial inspection can reveal areas where your property can improve its energy efficiency, reducing utility costs and contributing to environmental sustainability.

4. Protecting Assets: Your commercial property is a significant investment. Regular inspections protect this investment by maintaining the property's condition and value.

5. Improved Business Operations: A well-maintained property ensures smooth business operations without interruptions caused by unexpected repairs or safety concerns.

Consistent with Alpine Building Performance’s stellar reputation as a premier Denver Metro home inspection firm, our commercial building inspection services are conducted with the same high standard of expertise, service, and professionalism. Our commercial building and property inspection services adhere to the widely recognized ASTM E2018-15 standards, ensuring a thorough and standardized property condition assessment. Our team of certified master inspectors, equipped with extensive knowledge of various commercial building types and systems, leverages a network of specialty inspectors to streamline the inspection process. Following the inspection, we deliver a detailed report within 48 hours, complete with photographs and actionable recommendations, providing you with the critical information needed to make informed investment decisions. We offer comprehensive environmental testing, including mold and air quality, radon, water quality, lead-based paint and asbestos testing, to ensure your property is free from hazardous materials that could pose health risks.

Why You Can't Identify Asbestos Just by Looking

Asbestos is a hazardous material that is commonly used in various building materials. One of the most dangerous aspects of asbestos is that it cannot be identified by sight alone. Despite its significant health risks, asbestos fibers are microscopic and invisible to the naked eye, making it impossible to determine their presence just by looking at a material.

Many common building materials, including wall texture, insulation, floor tiles, ceiling tiles, drywall, joint compounds, carpeting, and much more may contain asbestos. These materials often look identical to non-asbestos versions, further complicating visual identification. The only reliable way to confirm the presence of asbestos is through professional testing.

State certified inspectors can safely collect samples from suspected materials and have them analyzed in a laboratory. This process involves using specialized equipment to detect the presence of asbestos fibers. Without this testing, you cannot be certain whether a material contains asbestos, and disturbing it without knowing can release harmful fibers into the air.

Given the severe health risks associated with asbestos exposure, such as lung cancer, mesothelioma, and asbestosis, it is crucial to test for asbestos before beginning any renovation or demolition work. Relying on visual inspection alone is not enough to ensure safety.

Unexpected Places Asbestos Might Be Hiding in Your Home

When it comes to asbestos, most people are aware that popcorn ceilings often contain this hazardous material. However, asbestos can also be found in several other common building materials that might surprise you. Recognizing these hidden risks is crucial, especially if you're planning any renovations.

Just like popcorn ceilings, textured wall finishes of any kind can harbor asbestos. These finishes were popular in 20th century homes and may pose a risk if disturbed. Similarly, drywall and the compounds used to finish joints can contain asbestos, especially in older homes.

Surprisingly, the adhesive used to secure carpets (carpet mastic) and sometimes the carpet itself can contain asbestos. Even the padding underneath your carpet can be a hidden source of asbestos. 

Asbestos can lurk in many building materials, so it's always important to test your home regardless of its age and particularly before any renovations. Disturbing asbestos-containing materials can release harmful fibers into the air, posing significant health risks. The only way to know for certain if asbestos is present is for a state-certified inspector to collect samples and send them to a laboratory for analysis.

What to Expect At Your Asbestos Inspection

An asbestos inspection aims to identify, quantify, and report asbestos containing material (ACM) in a home or building, especially before renovation or disturbance. The inspection requires sampling of suspect ACM within the home. Usually samples the size of a quarter will be extracted and sent to an accredited laboratory for analysis. Our base asbestos inspection includes 3 samples, however, the sample quantity tends to increase depending on the quantity of the suspect material and its category. 

Asbestos categories and sampling quantities are set forth by the Colorado Department of Public Health and Environment Regulation 8.

Asbestos containing material is placed into one of three categories:

• Surfacing Material: ACM that is spray or trowel applied for decorative, acoustical, or fireproofing purposes. A few examples include various wall textures like popcorn ceiling, orange peel, skim coat, plaster, and knockdown.

• Thermal Systems Insulation (TSI): ACM that is used to inhibit heat transfer or prevent condensation on pipes, tanks, boilers, HVAC systems, ducts, and hot and cold water systems. Common examples include pipe insulation, boiler insulation, and HVAC duct wrap.

• Miscellaneous Material: ACM that is not surfacing material or TSI! A few examples include floor tile, mastic adhesive, transite pipes and siding, joint compound, roofing felt and shingles, vermiculite insulation, carpet padding, window glazing, and caulking.

Our inspector will place the suspect ACM into one of these three categories then determine the sampling procedure. Sampling practice set forth by the state requires the following:

This means that sampling will usually begin at 2-3 samples per homogeneous area (material uniform in color and texture) and increase with square footage or volume.

If you are curious about asbestos in your home or are planning for renovations or remodel, book with Alpine Building Performance. We are a certified asbestos consulting firm in the state of Colorado and would love to work with you.

For questions or more information reach out to our asbestos inspector, Michelle Murray, at 

Testing@alpinebuildingperformance.com or 916-642-2142.

Leverage new rebates and incentives to save your clients THOUSANDS on home repairs!

Our Energy Efficiency and Electrification Resource Guide is finally here! 

We are committed to leading our industry and constantly delivering value to you and your clients. This resource guide is intended to connect homebuyers and homeowners with newly available rebates, tax credits and incentives for common home improvements such as HVAC, water heating and electrical upgrades. There is a ton of funding on the table for the taking and we want to ensure that our agents and clients leverage every possible resource at their disposal. 

Would you like to learn how your clients can get $2600 in rebates and credits to offset the cost of a new electrical panel? We thought so. Check out our guide to learn more about this and other helpful incentives.

Energy Efficiency and Electrification Resource Guide

Need help navigating these resources?

Schedule our new DORA approved 1hr CE class, Understanding Home Electrification and Incentive Programs to learn more about navigating and utilizing these resources. You will not want to miss this opportunity to elevate your client experience and service in 2024 and beyond!

When Should Homebuyers Consider Lead Paint Testing?

Lead paint testing isn’t necessary for every homebuyer, but there are a few scenarios where it makes sense to have lead paint testing performed. Similar to asbestos, lead paint is only a health threat when it’s disturbed and inhaled or ingested. Lead is a toxic metal that was once commonly used in various household materials, particularly in paint. While lead-based paint has been banned for residential use in the United States since 1978, homes built before this date may still pose a risk of lead exposure.

Here are some situations where lead testing is advisable:

• Renovation or Remodeling Plans: 

  • If you're planning to renovate or remodel a home, particularly one built before 1978, it's essential to conduct a lead test before starting any work. Disturbing lead-based paint during renovations can release hazardous lead dust, posing health risks to you and your family.

• Presence of Young Children or Pregnant Women: 

  • Lead exposure is particularly harmful to young children and pregnant women. If you are considering a home purchase and have, or plan to have, young children or a pregnant family member, it's wise to conduct a lead test to ensure a safe living environment.

• Peeling or Chipping Paint: 

  • Visible signs of deteriorating paint, such as peeling or chipping, may indicate the presence of lead-based paint. A lead test can confirm the presence of lead and help you make informed decisions about necessary remediation measures.

Professional lead testing can provide instant and accurate results. If lead is detected, appropriate measures can be taken to address and mitigate the risks. Prioritize the health and safety of your family by considering a lead test in the right circumstances. Alpine Building Performance is now a licensed lead inspection and testing firm and can accomodate all of your lead testing needs.

How to Determine If Your Popcorn Ceiling Contains Asbestos

Popcorn ceilings were popular in the mid-20th century for their ability to hide imperfections and dampen sound. However, many popcorn ceilings installed before the 1980s contain asbestos, which presents a health hazard if you plan to remove or disturb the texture. Here are a few quick tips to help determine if a popcorn ceiling is asbestos containing:

• Age of the House: Asbestos was commonly used in construction materials until 1978 when its health risks became widely recognized. If your house was built before 1980 and the popcorn ceiling hasn't been replaced or modified since then, there's a higher likelihood of it containing asbestos.

• Laboratory Testing: The only way to definitively know if popcorn or any material contains asbestos is to have it tested by a certified laboratory. Having a licensed asbestos building inspector conduct the inspection, sample collection and submission to the laboratory is the most accurate and reliable method of testing.

What about a visual inspection? 

While asbestos containing popcorn can have a more textured and irregular appearance, it’s not a definitive method for determining if popcorn is asbestos containing. Again, the only way to know for sure is to test.

Keep in mind that asbestos is only hazardous when it becomes airborne and is inhaled, so if your popcorn ceiling is intact and in good condition, it likely poses minimal risk. However, if you suspect asbestos or plan to disturb the ceiling in any way, it's recommended to take precautions to protect occupant and worker health. 

Don’t hesitate to contact Alpine Building Performance for questions regarding asbestos or lead testing We are a licensed asbestos and lead consulting firm in the State of Colorado and can perform full service testing.

How to predict what might be in the inspection report before the inspection ever takes place

Generally a home inspection reveals two types of findings:

1. Things that the inspector expects to see based on the age, condition and location of the home.

2. Things that the inspector doesn’t expect due to unpredictable happenings in the home's past. 

Real estate agents can help prepare and set expectations for what may come up during an inspection based on the first type of findings. Many inspection issues involve outdated building materials that are no longer serviceable or acceptable due to product recalls and safety concerns. Understanding what some of those materials are and when they were used can help avoid surprises that arise during the inspection.

Here is a list of Common Problematic Building Materials.

If you were going to paint one thing on a home to increase value, what would you paint?

We spoke with Kyler from Dream Painting to get his opinion on the best bang for your buck home painting projects. Here are his painting tips for exterior and interior projects:

Exterior: Painting the front door and/or patio area helps with curb appeal and first impressions.
Interior: Painting scuffed and worn baseboards and trim make the home feel cleaner and well taken care of.

How much does it cost to paint the interior of a home?

A complete home interior paint job generally costs $4-$5/square foot

Answer provided by: Kyler from Dream Painting

What if my popcorn ceiling has asbestos?

Are there any alternatives to removing popcorn ceiling and undergoing asbestos abatement?

If your popcorn ceiling is asbestos containing and you do not want to undergo asbestos abatement to safely remove the asbestos, there are a few workaround options. Below are 3 options to cover asbestos containing popcorn that don’t involve removal:

1. Install a ¼” piece of drywall over it and then do mud work to smooth the surface.

2. Install shiplap/wood paneling over the popcorn.

3. Skim Coat popcorn to create a smooth or textured surface over top of the popcorn.

Answer provided by Dream Painting

What are the residential smoke and carbon monoxide alarm requirements in Colorado?

1. Smoke alarms are required in every bedroom, outside each sleeping area, and on every level of the home including the basement.

2. One CO alarm or combination CO/smoke alarm within 15 feet of each bedroom entry door 

3. One CO alarm or combination CO/smoke alarm on each level of a multi-level dwelling unit including the basement. 

4. One CO alarm or combination CO/smoke alarm within each bedroom containing a fuel-burning appliance

For more information: https://www.denvergov.org/content/dam/denvergov/Portals/678/documents/safety-information/Residential_Fire_Safety_Handout.pdf