WWYD? Asbestos in drywall joint compound and texturing
I am wondering what you all would do in this situation?
Our house was built in 1975, a bit before the ban on using asbestos containing products in home construction. It was one of the first homes built in our subdivision and in our area. We bought in 1994 (17 years ago) and we are the 2nd owners. Our house is in a desirable area with good schools and our subdivision is one of the cheapest in the area. Our house is updated and has a very nice lot (for the area) and is located on a cul de sac. The price of our house would be on the high end for our subdivision but low for the surrounding area.
We remodeled our kitchen 2 years ago, and part of the process of pulling permits involved an asbestos inspection. To everyone's surprise, our ceiling texture, wall texture and drywall joint compound tested positive at levels that ranged from 2-4%. The asbestos inspection is new in our county - it was not required 4 years ago when we remodeled a bathroom. We had professionals remove all of the wall and ceiling drywall in the kitchen, with the proper asbestos removal permits and mitigation.
Prior to the asbestos inspection, we did a lot of remodeling and disturbing of the walls: 3 bathrooms (the drywall was removed and replaced in the tub/shower area in two of the bathrooms and behind the vanity in one), we had all windows replaced, and LOTS of wallpaper removal throughout the house. This house was a model and had wallpaper on at least one wall in all rooms. Some of it was foil and in general it was difficult to remove. There was no texture under the wallpaper. Also, the previous owners had an addition put on the back of the house.
We are thinking of selling our house. Of course we will have to disclose the asbestos. We don't think that many houses in our area would have this negative disclosure because either they don't know about it or their house doesn't have asbestos.
We are wondering if we should get air testing inside our house done (or maybe not air, but whatever they would normally test to see if any friable asbestos is present). But what if it comes back positive? Then what? Our reaction when we initially got the positive test was anger - we would rather not know, honestly, since the levels are low and we really don't feel there is any health threat (but maybe this is just denial/rationalizing...). Do you think buyers will demand additional testing? How much do you think the asbestos will lower our selling price (our house is in the 400k range)?
Any suggestions or ideas are appreciated! I'm sure that there are buyers who would not consider buying our house because of the asbestos, but we are hoping that real estate agents can help most buyers through the learning process to alleviate concerns.