Understanding Vermiculite and Asbestos in BC Homes: What Homeowners Need to Know 

Many older homes in British Columbia — particularly those built before the 1990s — may contain vermiculite insulation or other materials that include asbestos. While these were once considered innovative building materials, today they pose serious health and insurance challenges for homeowners and buyers alike.If you’re purchasing, selling, or renovating an older home in Victoria, here’s what you need to know about identifying, insuring, and safely removing vermiculite and asbestos.

What Is Vermiculite?

Vermiculite is a lightweight, mineral-based insulation material that looks like small, greyish-gold granules — almost like cat litter. It was widely used from the 1940s through the 1980s for attic and wall insulation because it was affordable and fire-resistant.Unfortunately, a large portion of vermiculite sold in North America — particularly a brand known as Zonolite — was contaminated with asbestos fibres, mined from Libby, Montana.Even trace amounts of asbestos in vermiculite make it a potential health hazard if disturbed.

What Is Asbestos?

Asbestos is a naturally occurring mineral once prized for its heat resistance, strength, and insulation properties. It was used in thousands of building products until it was largely banned in the early 1990s.Common materials containing asbestos include:

• Vermiculite attic insulation (often Zonolite brand)
• Vinyl floor tiles and linoleum backing
• Popcorn ceilings and textured wall coatings
• Drywall joint compounds and plaster
• Pipe and duct insulation (especially around furnaces and boilers)
• Cement siding and roof shingles

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Where Homeowners Can Find Vermiculite or Asbestos

If your home was built before 1990, there’s a good chance some form of asbestos or vermiculite is present.
Here’s where to check:If you suspect asbestos, do not disturb the material. Even small amounts of airborne asbestos fibres can cause serious long-term health problems like asbestosis, mesothelioma, and lung cancer.

How to Confirm the Presence of Asbestos or Vermiculite

The only reliable way to know whether your home contains asbestos or asbestos-contaminated vermiculite is through professional testing.Homeowners should:

1. Hire a certified hazardous materials inspector (in BC, this must be a WorkSafeBC-certified asbestos surveyor).
2. Collect samples safely — or have the professional do it using protective gear and containment methods.
3. Send samples to an accredited laboratory for analysis.

Results typically take a few days, and reports will identify which materials are asbestos-containing and at what percentage.

Is a Home with Asbestos or Vermiculite Insurable?

This is one of the most common challenges in BC’s older housing market.

• Most insurers in BC will not insure a home with active or exposed vermiculite insulation until it has been tested and proven asbestos-free, or professionally remediated.
• Some may still provide conditional coverage but exclude claims related to asbestos (for example, no coverage for air quality, cleanup, or demolition costs due to asbestos).
• Mortgage lenders often require proof of remediation or lab results before funding.

Bottom line: if vermiculite or asbestos is present, you’ll likely need to disclose it to your insurer and lender, and be prepared for extra conditions or costs until it’s removed or sealed.

What Homeowners Can Do About It

If asbestos or vermiculite is confirmed in your home, there are generally two options depending on the condition and location:

1. Leave It Undisturbed (Encapsulation)

• If asbestos-containing materials are in good condition and not likely to be disturbed, professionals may seal or “encapsulate” them with specialized coatings or barriers.
• This prevents fibres from becoming airborne.
• It’s a valid, lower-cost option — but you’ll need to disclose its presence to future buyers.

2. Full Removal (Abatement)

• If you plan to renovate, sell, or upgrade insulation, asbestos and vermiculite should be safely removed by a licensed hazardous materials abatement contractor.
• Removal requires sealing off work zones, using HEPA filtration, negative air pressure, and proper disposal at certified facilities.
• Homeowners cannot legally remove asbestos themselves under BC’s Occupational Health and Safety Regulation (OHSR).

Costs of Asbestos or Vermiculite Removal in BC

The cost depends on:

• The size of the area
• The type of material (loose insulation vs flooring or drywall)
• Accessibility (attic vs behind walls)
• Containment setup required

For an average Victoria home, attic vermiculite removal can range between $8,000 and $20,000, while a full-house asbestos remediation could exceed $25,000–$40,000, depending on severity.

Steps for Safe Remediation

1. Hire a Certified Asbestos Abatement Company
   • Must follow WorkSafeBC’s strict asbestos removal protocols.
2. Obtain a Hazardous Materials Report (HazMat Survey)
   • Required by law before any renovation or demolition in BC.
3. Notify WorkSafeBC (if required)
   • Contractors must submit a notice of project before starting asbestos abatement.
4. Contain and Remove Materials Safely
   • HEPA filtration, negative pressure zones, and full protective equipment.
5. Proper Disposal
   • Transported in sealed containers to a government-approved hazardous waste facility.
6. Final Air Clearance Test
   • Ensures asbestos fibre levels are below legal limits before re-occupancy.

For Buyers and Sellers

Buyers:

• Always ask for documentation confirming asbestos testing or removal before purchasing an older home.
• If unsure, budget for possible testing and abatement.
• Remember that insurance or mortgage approval may hinge on remediation results.

Sellers:

• Disclose any known asbestos or vermiculite findings.
• Providing a clean test report or proof of professional removal can increase buyer confidence and resale value.

Vermiculite and asbestos aren’t reasons to avoid buying an older home in Victoria — but they are issues to approach with knowledge and caution. Many beautiful character homes have safely undergone remediation and are now fully insurable and healthy to live in.