Congresswoman Norma Torres (CA-35) reintroduced the Asbestos Exposure in Housing Reduction Act (H.R.4247) on June 27, 2025, legislation that would establish federal requirements for disclosing asbestos hazards in residential real estate transactions. The bill would require sellers and landlords to inform buyers and tenants about known asbestos and provide available inspection reports before completing sales or leases.
Currently, asbestos disclosure requirements vary significantly by state, leaving many homebuyers and renters unaware of potential hazards in older properties. The proposed legislation aims to create a uniform national standard similar to existing federal requirements for lead paint disclosure.
What the Bill Would Require
Mandatory disclosure: Before a buyer or tenant is obligated under any contract, sellers and landlords must:
- Disclose the presence of any known asbestos in the property
- Disclose any asbestos-based hazards identified through inspection or testing
- Provide copies of any asbestos hazard evaluation reports available to the seller or landlord
Asbestos warning statement: Properties covered by the law would require a standardized warning statement informing purchasers that the property “may present exposure to asbestos that may place occupants at risk of lung disease and mesothelioma, a form of cancer.”
Inspection opportunity: Buyers and lessees would have a 10-day period (unless mutually agreed otherwise) to conduct a risk assessment or inspection for asbestos hazards before being bound to complete the transaction.
Rulemaking authority: The Secretary of Housing and Urban Development (HUD) and the EPA Administrator would jointly issue implementing regulations within 2 years of enactment.
Properties Covered
The bill applies to “dwellings” as defined under the Fair Housing Act that were constructed prior to 2019. This includes:
- Single-family homes
- Apartments and condominiums
- Rental properties
- Any residential dwelling where asbestos-containing materials may have been used in construction
The 2019 cutoff reflects that while new asbestos use has declined dramatically, materials containing asbestos were still occasionally used in construction into the late 2010s.
Why Federal Legislation Is Needed
Inconsistent state requirements: Asbestos disclosure laws vary widely by state:
- Some states require sellers to disclose known asbestos
- Other states have no specific asbestos disclosure requirements
- Even in states with requirements, enforcement varies significantly
- Renters often have fewer protections than buyers
Example: California: Despite being a leader in many environmental regulations, California does not currently require landlords to specifically disclose asbestos presence to tenants.
Lead paint precedent: Federal law has required lead paint disclosure in pre-1978 housing since 1996. The Asbestos Exposure in Housing Reduction Act would create a similar framework for asbestos hazards.
Scope of the Problem
Millions of affected homes: An estimated 35 million American homes contain asbestos materials, primarily those built before 1980. Common asbestos-containing materials include:
- Vinyl floor tiles and backing
- Insulation around pipes and ducts
- Textured ceilings (popcorn ceilings)
- Roofing and siding materials
- Joint compound and plaster
- Fireproofing materials
Renovation risks: Homeowners and DIY renovators who disturb asbestos materials without knowledge of their presence can experience significant exposure. Cutting, sanding, or demolishing asbestos-containing materials releases fibers that can be inhaled.
Mesothelioma cases: Studies have documented mesothelioma cases linked to residential asbestos exposure during home renovation, maintenance, or simply living in deteriorating older homes.
What the Bill Does Not Require
Mandatory testing: The legislation does not require sellers or landlords to test for asbestos before selling or leasing property. Disclosure obligations apply only to known hazards and available reports.
Asbestos removal: The bill does not require removal or remediation of asbestos before sale or lease. Asbestos in good condition that remains undisturbed is generally not considered an immediate health hazard.
Inspections: While buyers would have the opportunity to inspect, the bill does not mandate that inspections occur.
Legislative History
The Asbestos Exposure in Housing Reduction Act has been introduced in multiple congressional sessions:
- 117th Congress (2022): H.R.7175
- 118th Congress (2024): H.R.8747
- 119th Congress (2025): H.R.4247
Previous versions have not advanced beyond committee referral. The 2025 bill was referred to the Committee on Financial Services and the Committee on Energy and Commerce.
Support and Opposition
Supporters argue that:
- Informed buyers and tenants can make better decisions about potential risks
- Disclosure encourages proper management of asbestos hazards
- Federal standards eliminate confusion from inconsistent state laws
- The approach mirrors successful lead paint disclosure requirements
Opponents have raised concerns that:
- Disclosure requirements could complicate real estate transactions
- Mandatory warnings might create unnecessary alarm about managed asbestos
- Implementation and enforcement would impose costs on HUD and EPA
- Market impacts could depress property values for older homes
What This Means for Homeowners and Renters
If the bill passes:
- Sellers of pre-2019 homes would need to disclose known asbestos
- Landlords would need to provide asbestos information to tenants
- Buyers and renters would have time to arrange inspections before committing
- Standard warning language would alert people to potential risks
Current recommendations:
Even without federal requirements, buyers and renters should:
- Ask sellers or landlords directly about known asbestos
- Request any available inspection or testing reports
- Consider professional asbestos inspection for homes built before 1980
- Research state and local disclosure requirements that may already apply
Related Legislation
The 119th Congress is also considering the Alan Reinstein Ban Asbestos Now Act of 2025 (H.R.5373), which would prohibit the importation, manufacture, processing, and distribution of asbestos and asbestos-containing products. Together, these bills represent ongoing congressional efforts to address asbestos hazards.
Related Articles
Even without federal requirements, ask sellers or landlords directly about known asbestos, request any available inspection reports, and consider professional asbestos inspection for homes built before 1980. Research your state and local disclosure requirements that may already apply.
What would H.R.4247 require sellers to disclose?▼
Sellers would need to disclose any known asbestos in the property, any asbestos hazards identified through inspection or testing, and provide copies of any available asbestos hazard evaluation reports. The bill also requires a standardized warning statement informing buyers about mesothelioma risks.
Does the bill require asbestos testing before selling a home?▼
No. The legislation does not require sellers to test for asbestos—it only requires disclosure of KNOWN hazards and available reports. It also doesn’t require asbestos removal. Buyers would have a 10-day opportunity to conduct their own inspection before being bound to complete the transaction.
Why is federal legislation needed for asbestos disclosure?▼
Asbestos disclosure requirements vary widely by state—some require disclosure, others don’t, and enforcement is inconsistent. The bill would create a uniform national standard similar to existing federal requirements for lead paint disclosure, which has been in place since 1996.
Has this bill passed before?▼
No. Previous versions were introduced in 2022 and 2024 but have not advanced beyond committee referral. The 2025 bill was referred to the Committee on Financial Services and the Committee on Energy and Commerce.