Answers that fit inside a contingency.
The inspection report says "suspect material — recommend testing," and there's a clock running. I sample, an accredited lab analyzes, and you get a written answer in days, at a price you can see before you call.
Where testing fits in a sale
The home inspection stops at "suspect"
Washington's home inspection standards don't require inspectors to report environmental hazards, and nobody can identify asbestos by looking at it. That's why so many inspection reports end with a recommendation to test. Testing is the step that turns the recommendation into an answer.
Lead paint in pre-1978 homes
Federal law gives the buyer of a pre-1978 home a 10-day opportunity to have a lead-based paint inspection or risk assessment done before being bound to the purchase. The parties can agree in writing to a different period, or the buyer can waive it. I'm a Washington State–certified Lead Inspector. I test by paint chip sampling, analyzed by an EPA-recognized laboratory: either the specific surfaces the buyer cares about, or every painted component for a full inspection.
Sellers who test first
Washington's seller disclosure asks about known environmental hazards, asbestos and lead paint among them. It doesn't require testing. Testing before listing means no surprise mid-escrow, but once you have results, they're something you know, so talk with your agent about what that means for the disclosure.
Timing
For asbestos, standard lab turnaround is three business days and is included in the price. For lead paint, lab results take three business days and the report follows two business days later, about a week in all; rush brings results and report to 48 hours. Either fits a standard 10-day lead window if you book early. Tell me the deadline when you book and I'll tell you honestly whether it's achievable.
Published pricing
Asbestos: $500 for one material, tested and reported. Additional materials on the same visit are $100–$150 each, and rush analysis is +$150.
Lead paint: $500 for up to four painted components, then $50 each, or $50 per component added to an asbestos visit. Rush lead results and report in 48 hours, +$150 per component.
Whole-house surveys and full lead inspections are quoted.
Full price list →
For agents
Send clients over with the inspection report and I'll quote from it. I report findings, not opinions on the deal. The report reads the same whichever side is paying.
Positive isn't an emergency
Asbestos and lead paint are common in older houses. A positive result is a fact to plan or negotiate around, and the report gives both sides the same facts.
Things people ask during a sale
Can results come back before the inspection contingency runs out?
Usually. The visit is short. Asbestos results take three business days. Lead paint results and the report take about five business days, or 48 hours on rush. The tight part is normally scheduling the visit, so book as soon as the inspection report flags something.
Does a positive result kill the deal?
Not by itself. Intact material that won't be disturbed is often left in place. Material that a planned remodel will disturb becomes a cost to price in. The report tells both sides which situation they're in.
Should the buyer or the seller hire the tester?
Either. I'm independent of both. Whoever engages me receives the report, and sharing it is their decision.
Which materials should we test?
Start with what the inspection report flagged and what the buyer plans to disturb. Popcorn ceilings, vinyl flooring and its adhesive, pipe and duct insulation, and old siding are the usual candidates. I'll tell you if something on your list isn't worth testing.
Working against a deadline?
Send the address, the materials the inspector flagged, and the contingency date.