It all started with a dripping faucet on the front of the house. As I attempted to tighten it with a wrench, I busted the pipe inside the house. When it broke, it spewed water through the drop ceiling and onto the carpet in the finished basement. The downpour quite delighted my children as my wife and I had to keep them at bay while we tried to understand how to turn off the flow. We hadn’t lived in the house long and were unfamiliar with the shut off valves for the outdoor faucets. It was one of the moments in a marriage that make you proud as we kept our cool, talked through the options, limited the gleeful screaming of the children, and quickly decided to tear into the drop ceiling and locate the shut off valve. Problem solved. Right? Not so much.
Despite our efforts with the dehumidifier over the next several days, the carpet just would not dry. I pulled part of it up and could see mold beginning to form, so we decided the take it all out. It was only a corner of the basement measuring approximately 10′ by 12′ so it wasn’t going to be a huge loss. Once the carpet was gone, I had staples and tack strips to pull out of the floor. Some popped right out and others cracked the floor tiles sending dust into the air. As I was nearing the end of the project, a friend called on the phone who proceeded to hear me complain about the experience. She asked me a question that I had not considered. How old was the house and were those vinyl asbestos floor tiles I just broke?

The tiles cracked as the carpet tack strips were pulled.
It turns out they were. I took samples of the floor tiles to the local PDC lab to have them tested and the report came back positive for chrysotile asbestos. Great. Not only did I inhale the stuff, but I have a wife and children in the house who were now exposed. Now, what was I going to do?
The immediate decision was to make the basement off limits to all but necessary traffic. It wasn’t a critical area of the home, so it wasn’t hard to stay clear of it. Our biggest losses were extra play area for the children and general storage space.
It would take nearly 2 years for us to decide how to best handle the situation. I did a lot of research in trying to find the best solution that solved all of our concerns. First and foremost was safety. Whether we removed the tiles or had them covered up, it would have to be safe for our family and future generations that live in the house. Secondly, we wanted to be sure we were making the smartest decision that wouldn’t create another environmental risk somewhere else through disposal of the material. Thirdly, there was a budget to contend with. Specifically, no budget. I called everyone I could think of for advice including the Illinois EPA, the US EPA, and local flooring contractors. The one piece of advice that I received from multiple sources is this: if the tiles are intact and unbroken then the asbestos can’t get released and there is no health danger. That described about 90% of my basement, but I had missing and cracked tiles for the other 10%. We had an estimate from a local mitigation firm on removing the asbestos tiles completely which would have run us between $3000-$5000 to do it with the proper equipment and disposal. Of course, then we would have to install a completely new floor. Doing that would have led to a tearing out the base boards, removing the wall paneling, and repainting. Financially speaking, a near total remodel of a basement was low on our wish list of renovations for our home.

In another area of the basement, many of the tiles were already loose or missing and would need some major patching work done.
I dragged my feet on this seemingly impossible situation for nearly 2 years until my hand was forced by my wife for 2 very good reasons. We have a new baby coming in April and need more living space for our other children to give them some separation time the newborn. Also, my sister-in-law and her 10-month old child were temporarily moving in with us. Well, something needed to be done. And quickly.
After yet another round of research in January, I finally came up with a solution that would solve all of our criteria at the same time with a very low cost involved. I would use a sealant on the tiles to encapsulate and re-secure the asbestos. For less than $200 in materials, I was able to re-claim the basement living space for our rapidly expanding household. I would be able to ensure the safety of the indoor air quality, limit the exposure of VOCs to my pregnant wife, reduce the material I would have to take to the hazardous waste landfill, and not break the bank.
Thanks to the step-by-step instructions from a friend of mine who has flooring experience, I was able to handle the project without any assistance. Adorned with my dust mask, safety goggles, and old clothes, here are the steps I took:
- After clearing all items from the basement, I took up an titles or pieces that were broken or loose.
- Using a wet rayon mop, I used Simple Green degreaser to get as much of the grime and dirt as I could and let the floor dry.
- I mopped the floor again with clean water.
- Using a portland cement-based patch and a trowel, I filled in any areas where tiles had been removed to seal the mastic and attempt to bring the level to the same height as the existing tiles. It is this step where we had to compromise asthetics for usability. I am not an expert at troweling and it clearly showed in the finished product. Also, the patch and tiles were not going to match in color. Hey, it’s a basement.
- The critical step – apply the sealant. This is the step that would encapsulate that asbestos in the tiles. I used 2 coats of RedMax floor acrylic sealant that would release a very limited about of volatile organic compounds (VOCs) in the air – a necessary concern because of my pregnant wife.
- I don’t know if this step was even necessary, but I applied a coat of finish on top of the floor thinking it would add a bit more stability to my work. I had forgotten floor finish leaves quite a stench, and I found myself opening up the windows of the house in the middle of winter to dilute the air.
- At the time of this writing, I haven’t yet taken the floor tiles I pulled from the floor to the local hazardous waste landfill. So, they are bagged up in my garage at the moment.
At the end of the day, I think we made the best decision for the situation. I could find little evidence in my online research of anyone who had an experience quite like this one, so I felt that we had to make it up as we went with the best information available. If nothing else, there will be a bit more sanity in a chaotic household now that the situation is resolved.