When The Real Housewives of Orange County star Heather Dubrow put her stunning Beverly Hills mansion on the market, most of the headlines focused on luxury upgrades and square footage. But for those in real estate, one line stood out: the house needed “a ton of work,” with Heather adding that they hadn’t even lived in the property because it required “everything to be ripped out.” For anyone familiar with Southern California’s older housing stock, that kind of gut-job raises a red flag, especially when the home was built decades ago: asbestos.

Behind the glamour of luxury real estate lies a quiet but serious concern that impacts even the wealthiest ZIP codes: asbestos. While buyers scroll through photos of infinity pools and imported tile, they rarely think about what’s behind the walls, or above the ceilings. But agents, inspectors, and seasoned buyers know better. They know that even multi-million-dollar homes in Beverly Hills, the Pacific Palisades, or Altadena can hide outdated materials like asbestos, and with them, costly risks.

Asbestos: Not Just a Historical Problem

Asbestos was once considered a miracle material. It’s strong, doesn’t burn, and resists chemical damage. That made it a go-to ingredient in thousands of building products throughout the 20th century, especially from the 1930s to the early 1980s. It was packed into floor tiles, sprayed on ceilings, mixed into plaster, and layered into roofing felt.[1] Even luxury homes weren’t exempt. In fact, many high-end custom homes used materials now known to contain high asbestos concentrations.

California’s building boom during the post-WWII era through the 1980s produced thousands of homes, schools, and commercial buildings with asbestos integrated into their structures. Whether in Brentwood or Bakersfield, chances are any structure built before 1985 has at least some asbestos-containing materials (ACMs).

Unlike mold or lead paint, asbestos is invisible, tasteless and odorless. The fibers are microscopic, and when building materials are intact, they may not pose a risk. But when disturbed, by renovation, damage, or natural disaster, they can become airborne and potentially deadly.[2]

Wildfires and Weather: When Asbestos Goes Airborne

The wildfires that have ravaged Pacific Palisades, Altadena, and Malibu over the last few years serve as a harsh reminder that natural disasters disturb materials that were never meant to be exposed to open air. As homes burn or fall apart, asbestos-containing insulation, roofing, and siding can crumble, releasing fibers into the air. That’s a concern for first responders and cleanup crews, but also for residents, long after the flames are out.

In areas like these, where million-dollar homes sit in wildfire-prone zones, legacy asbestos becomes a hazard in more ways than one. Even after rebuilding, if asbestos-containing debris isn’t properly removed, soil contamination and air quality concerns can affect resale value and neighborhood safety. Asbestos removal and abatement following natural disasters is a requirement for safe reconstruction.

Asbestos in Renovations: Dubrow’s Dilemma Isn’t Unique

Heather Dubrow’s mansion was described as needing “everything ripped out,” which is not just cosmetic. Full-scale renovations on older homes often uncover materials that can’t legally be disturbed without proper testing and permitting. And when asbestos is found, it can stop a project cold.

Asbestos abatement is expensive. Improper removal can expose workers, tenants, and neighbors to serious health risks, including mesothelioma, a cancer linked directly to asbestos exposure.[3] State law in California requires that certain types of renovation and demolition work be conducted by a licensed asbestos contractor, even if the property is privately owned.

Buyers excited to “make it their own” may not realize that the cost of their dream remodel could grow by tens of thousands once asbestos enters the picture. And flippers or investors who fail to test before starting work could face regulatory fines or even lawsuits.

Marketability: When Asbestos Becomes a Dealbreaker

In the current real estate market, even whispers of asbestos can stall a deal. It’s not that every buyer is afraid of it—many are simply unsure of what it means or how to address it. But the lack of clarity can lead to delays, renegotiations, or complete withdrawals.

Properties marketed as “vintage” or “in need of TLC” raise red flags for buyers who’ve done their homework. Even if asbestos isn’t confirmed, the suspicion alone can hurt marketability. And under California law, if a seller or agent knows or has reason to believe a property may contain asbestos, they’re expected to disclose that. Failure to do so can lead to serious legal consequences.

The best practice? Test and disclose. Many buyers will still go forward, especially if the scope is manageable and the risks are clearly explained. But surprises kill deals, and sellers who try to stay quiet about asbestos are playing a dangerous game.

In real estate, ignorance is not bliss. It’s a liability. Sellers, agents, landlords, and contractors all have legal responsibilities when it comes to asbestos. California has strict rules around disclosure, testing, and removal. Even landlords doing repairs in tenant-occupied buildings must follow asbestos safety guidelines.

Even disturbed flooring or carpeting left over after a flood or fire can release asbestos fibers. If a seller knows about the presence of such materials, or suspects based on the building’s age and appearance, they’re legally obligated to act. Pretending not to know won’t hold up in court.

Real estate professionals have some protection, but that doesn’t mean they’re in the clear. If an agent fails to recommend testing or discourages a buyer from investigating potential asbestos hazards, they could find themselves pulled into a lawsuit later.

Signs a Home Might Have Asbestos

Real estate pros can’t test for asbestos themselves, but they can spot red flags, which include the following:

  • Popcorn ceilings in homes built before 1990
  • Nine-inch vinyl floor tiles
  • Older HVAC duct insulation or pipe wrap
  • Cement siding or transite panels
  • Homes built or remodeled before 1985

If a home has these features and is being sold as a “fixer,” agents should recommend a professional evaluation. Some buyers may still move forward, especially if the price reflects potential risks, but no one wants to feel blindsided. Approaching the situation in this way could kill a sale altogether.

Advice for Buyers, Sellers, and Agents

Buyers should always ask about the home’s age and any prior renovations before signing on the bottom line. If a house was built before 1985, it may be necessary to get an asbestos inspection, especially before committing to any major remodeling. If asbestos is present, negotiating removal costs or requesting a credit can help offset costs.

Sellers who suspect asbestos should get a property tested early. Full removal isn’t always necessary, but disclosure during the selling process is. Understanding how asbestos is removed can help property owners speak confidently with buyers and avoid last-minute dealbreakers.

Agents have a duty to protect both themselves and their clients. Pointing out red flags and recommending professional inspections fall under this. If asbestos is confirmed, referring clients to experienced environmental consultants or licensed abatement professionals can help keep everyone safe.

Asbestos Isn’t Going Away, but Knowledge Is Power

Asbestos may seem like a problem from another era, but its legacy lives on in homes that still make up a large part of the real estate market, especially in desirable neighborhoods where older architecture is part of the appeal. The Dubrows may have had the money to walk away from a full-gut renovation, but many families don’t. For them, understanding what’s behind the walls, and how to deal with it safely and legally, can make or break their investment.

The presence of asbestos doesn’t mean a house is dangerous, unsellable, or even uninhabitable. But it does mean that owners, buyers, and professionals need to treat it seriously. With proper licensing, transparent disclosure, and professional abatement, asbestos can be managed safely.

In the end, it’s not asbestos itself that poses the greatest threat. It’s what people don’t know about it.

[1] United States Environmental Protection Agency. (2025, July 1). Protect your family from exposures to asbestos. U.S. EPA. Retrieved July 15, 2025, from https://www.epa.gov/asbestos/protect-your-family-exposures-asbestos.

[2] Agency for Toxic Substances and Disease Registry. (2001). Toxicological profile for asbestos (TP‑61). U.S. Department of Health and Human Services. https://www.atsdr.cdc.gov/toxprofiles/tp61.html.

[3] National Cancer Institute. (2021, April 6). Asbestos exposure and cancer risk. U.S. Department of Health and Human Services, National Institutes of Health. https://www.cancer.gov/about-cancer/causes-prevention/risk/substances/asbestos/asbestos-fact-sheet.