Asbestos Siding in Florida: Will Your Homeowners Insurance Cover It?

If your Tampa or Orlando home was built before 1980, there's a real chance your siding contains asbestos — and most homeowners don't find out until a storm hits, a renovation starts, or their insurance company sends a cancellation notice.

That's not a hypothetical. It's a pattern we see regularly on homes across Tampa Bay, and it catches people off guard every time.

Here's the short version: asbestos cement siding was used widely in Florida through the 1970s. Most insurance policies won't cover its removal. But there are exceptions — especially when a hurricane or storm is involved — and the decisions you make after discovering it have real consequences for your coverage, your home's value, and your health.

This guide walks you through what asbestos siding actually looks like, what Florida law requires, how insurance handles it (and where it falls short), and what your options are if you're staring down a replacement decision in Tampa or Orlando. We're a siding contractor, not an abatement company — so we'll be straightforward about where our work ends and where a licensed asbestos professional needs to take over.

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What Is Asbestos Siding — and Why Is It So Common in Florida?

Asbestos siding didn't end up in Florida homes by accident. For decades, it was considered a good building material — fire-resistant, durable, and affordable. Understanding how it got here helps explain why so many Tampa and Orlando homeowners are still dealing with it today.

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A Building Material That Was Widely Trusted

Asbestos cement siding — sometimes called transite or cement board — has been used as exterior cladding since the early 1900s. By the 1920s, the National Board of Fire Underwriters was actively recommending it over wood as a safer option, which accelerated adoption across the country. By the 1940s, hundreds of thousands of U.S. homes had been built with it.

The EPA restricted asbestos in building product manufacturing in 1973, and most producers had phased it out of cement siding by the mid-1980s. But material already manufactured could still be legally installed for years after — meaning some homes built into the early 1980s may still contain asbestos siding from stockpiled inventory.

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Why Florida Has More of It Than Most States

Florida's rapid suburban growth from the late 1940s through the 1970s puts a large share of its housing stock squarely within the asbestos era. Tampa Bay's block ranch homes and Orlando's subdivision builds were constructed during the exact decades when transite siding was standard practice.

Florida homes most likely to have it:

• 1940s–1960s: Highest-risk group — transite siding was common on post-war bungalow and block construction
• 1960s–1970s: Still widely used through Florida's suburban expansion period
• Early 1980s: Lower risk, but stockpiled materials mean it's not impossible

If your home falls in any of these windows, the age alone is reason enough to have the exterior tested before any repair or renovation work begins.

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How to Tell If Your Home Has Asbestos Siding

You can't confirm asbestos siding just by looking at it — but you can narrow it down before calling anyone. Two things matter most: what the siding looks like and when the home was built.

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Visual Signs Worth Noting

The most common form is a rectangular shingle, typically 12 inches by 24 inches, with a chalky, cement-dense surface and a pressed wood grain or wavy pattern along the bottom edge. Edges are hard and sharp — more like broken concrete than cracked wood or vinyl.

Other physical tells:

• Nail holes visible along the bottom edge of each shingle​
• Heavier than it looks — noticeably denser than vinyl or modern fiber cement
• Faded gray or tan, sometimes under multiple layers of paint
• Brittle, clean-cracked edges on damaged pieces — not splintered, not bent​

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Modern fiber cement can look nearly identical. Visual inspection alone is not a reliable confirmation.​

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Age Is Your Most Reliable Clue

If your home was built before 1980, treat it as potentially containing asbestos until tested. Built between 1980 and the mid-1980s? The risk drops but isn't zero — especially if there's been any patching or repairs with older materials. In the Tampa Bay and Orlando markets, a large share of homes fall squarely within these windows — so if you're unsure of your build year, your county property appraiser's website is a quick way to confirm it.​

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The Only Way to Know for Sure

The EPA is clear: the only way to confirm asbestos is professional bulk sampling and accredited lab testing. Do not scrape or break off a piece yourself — disturbing it creates the hazard. Licensed asbestos inspectors are available throughout Tampa Bay and Orlando, with most results back within a few business days. If you're planning any exterior work — re-siding, re-roofing, or even window replacement — getting tested first protects you legally and keeps your insurance claim options open.

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Is Asbestos Siding Actually Dangerous?

The honest answer is: it depends on its condition. This is one of the most misunderstood aspects of asbestos siding — and getting it right matters, because both overreaction and underreaction can cost you.

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When It's Not an Immediate Risk

Asbestos cement siding is classified as non-friable — meaning the asbestos fibers are tightly bonded within the cement matrix and are not easily released into the air under normal conditions. When the siding is intact, undisturbed, and in good condition, it is generally not considered an active health hazard to the people living in the home.

This is why many Florida homes have carried asbestos siding for decades without incident. Leaving it alone — provided it's in stable condition — is a legitimate option in some cases.

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When It Becomes a Real Concern

The risk changes the moment the material is damaged, deteriorating, or disturbed. Heat, water, weathering, and aging can all weaken non-friable siding to the point where it begins releasing fibers. Once that happens — or once anyone starts cutting, drilling, sanding, or breaking it during a renovation — asbestos fibers become airborne and inhalable.​

This is where the serious health consequences begin. Inhaled asbestos fibers are linked to mesothelioma, lung cancer, and asbestosis — diseases that can take decades to appear after exposure. Florida's exposure history is significant: the state ranks second in the nation for mesothelioma diagnoses, with 5,619 cases recorded between 1999 and 2022.

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For Tampa and Orlando homeowners, the practical takeaway is this: storm damage, a renovation project, or even years of Florida's heat and humidity accelerating material deterioration can all shift siding from "stable" to "hazardous" faster than most people expect.

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Florida Law and Regulations: What Homeowners Must Know

Florida's asbestos rules are more nuanced than most homeowners realize — and knowing the difference between federal and state requirements could save you from a costly mistake before a renovation or repair project starts.

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The Federal Exemption Most Homeowners Don't Know About

The federal NESHAP (National Emission Standards for Hazardous Air Pollutants) governs asbestos removal during renovation and demolition projects. But here's a critical detail: single-family homes and residential buildings with four or fewer units are exempt from federal NESHAP requirements. This means the federal notification process that contractors follow for commercial projects does not automatically apply to your home.​

This doesn't mean there are no rules. It means Florida's own state program takes over — and those requirements still carry real weight.

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What Florida DEP Requires

Florida administers its asbestos program under Chapter 62-257, Florida Administrative Code, revised and updated effective March 23, 2025. Under current rules, licensed contractors must submit a Notice of Asbestos Renovation or Demolition to the Florida DEP at least 10 working days before any eligible project begins.​

If siding was disturbed by storm or hurricane damage, emergency provisions may allow expedited notification — confirm the current process directly with your licensed contractor or the Florida DEP. The 2025 update also introduced a simplified fee schedule — your licensed contractor will handle this as part of the notification process.

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Who Can Legally Do the Work

Florida requires a state-licensed asbestos contractor for any regulated removal work. Hiring an unlicensed contractor isn't just a legal risk — it can void your homeowners insurance claim entirely if removal was done improperly. Always verify a contractor's Florida asbestos license before any work begins.​

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Will Your Homeowners Insurance Cover Asbestos Siding?

This is the question most Tampa and Orlando homeowners ask first — and the answer requires more than a simple yes or no.

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Why Most Policies Say No

Standard homeowners insurance policies classify asbestos as a pollutant or contaminant. Because of that classification, routine removal, preventive abatement, and general renovation work involving asbestos siding are almost universally excluded from coverage. It doesn't matter which carrier you're with — Allstate, Progressive, State Farm, or a regional Florida insurer — this exclusion appears across the board.

The reasoning insurers use: asbestos remediation is treated as a maintenance issue, not sudden or accidental damage. If it's been in your walls for 50 years, they don't consider it their problem.​

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The Exception — When a Covered Peril Is Involved

Here's where it gets more nuanced — and more relevant for Florida homeowners specifically.

If a covered peril disturbs your asbestos siding, your insurer may cover the asbestos remediation as part of the broader damage claim. Covered perils typically include:​

• Hurricane or tropical storm damage
• A fallen tree or wind-driven debris
• Fire
• A burst pipe or sudden water intrusion
• Vandalism

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For Tampa and Orlando homeowners, the hurricane angle is the most important. Florida sees more named storms than any other state, and post-storm siding damage is one of the few scenarios where asbestos remediation costs have a realistic shot at coverage.​

A few important caveats: coverage is typically partial, some carriers cap asbestos abatement at a set dollar limit, and some policies only cover encapsulation rather than full removal. Reading your specific policy language — not just a summary page — matters here.​

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Florida's Insurance Market Makes This Harder

Florida's homeowners insurance market is already one of the most stressed in the country. Asbestos siding adds another layer of difficulty.

Insurers are increasingly canceling or declining to renew policies on homes where asbestos siding is identified — including in some cases during an active claim. This isn't illegal. Florida insurers are permitted to non-renew a policy for almost any underwriting reason, provided they give adequate notice.

If your policy is canceled or renewal is denied because of asbestos siding, the practical path forward is:

• Don't panic — coverage is available through other carriers, especially once the siding is removed or properly encapsulated
• Work with an independent insurance broker — they can shop multiple carriers on your behalf and disclose the asbestos situation upfront, avoiding future surprises​
• Contact the Florida Office of Insurance Regulation — if you believe a cancellation was improper, the OIR has a process for policyholder complaints and can intervene​

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What to Ask Your Insurance Agent Before Filing a Claim

Before you file anything, have this conversation with your agent:

• Does my policy have a pollution or contaminant exclusion — and does it specifically reference asbestos?
• If a storm disturbed my siding, is the asbestos remediation covered as part of that loss?
• Does my policy cap asbestos abatement costs separately from the overall claim limit?
• Are there riders or endorsements available that extend coverage to asbestos-related removal?

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Not all agents will volunteer this information. Asking directly — and getting answers in writing — protects you before you commit to a contractor or begin any work.

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If Your Claim Is Denied

A denial is not always final. If a covered peril was involved and your claim was denied on asbestos grounds, the denial may be disputable.​

Request a written denial that cites the specific policy language used to deny the claim. Review whether a covered peril — particularly storm damage — was part of the triggering event. If it was, consider consulting a licensed Florida public adjuster or a Florida property insurance attorney before accepting the denial. Document everything: photos of the damage, contractor assessments, and all communication with your insurer.

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Your Options: Remove, Encapsulate, or Replace?

Once you know you have asbestos siding, you have three paths forward. Each has a different cost, risk profile, and long-term implication — especially when it comes to insurance and resale value in the Florida market.

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Option 1: Encapsulation (Siding Over It)

Encapsulation means covering the existing asbestos siding with a new layer of material — without removing the asbestos underneath. It's less expensive upfront, causes minimal disturbance to the existing material, and is legally permissible in many cases when the siding is in stable condition.​

The tradeoffs are real, though. The asbestos remains in place and will eventually need to be addressed — either when the encapsulant degrades, during a future renovation, or at point of sale. More importantly for Florida homeowners: some insurers will not write a new policy or reinstate existing coverage on a home with encapsulated asbestos siding. Confirm with your carrier before choosing this route.

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Option 2: Full Abatement and Removal

Full removal by a licensed Florida asbestos contractor is the most thorough option. The siding is removed, disposed of at an approved facility, and the liability is eliminated for good. It costs more upfront than encapsulation, but it removes the material permanently — no ongoing inspections, no future renovation complications, and no disclosure issues at resale.​

This is the required path if the siding is already deteriorating, crumbling, or heavily storm-damaged. Encapsulation is not appropriate for siding in poor condition.​

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Option 3: Full Replacement — The Clean Slate

The option most Tampa and Orlando homeowners ultimately choose is full removal followed by new siding installation. This eliminates the asbestos liability entirely, restores insurability with all major carriers, and improves the home's value and curb appeal.​

James Hardie fiber cement siding is the most common replacement choice in Florida — and for good reason. It replicates the look of the original cement siding, holds up well in Florida's heat and humidity, and is accepted by all major homeowners insurance carriers. For homes that have had asbestos siding for decades, it's a natural transition that doesn't require changing the character of the exterior.

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Cost of Asbestos Siding Removal and Replacement in Tampa & Orlando

Costs for this kind of project vary based on home size, siding condition, and which option you choose — but having realistic numbers before you call a contractor puts you in a much stronger position.

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Asbestos Removal Costs

Professional asbestos siding removal in Florida typically runs $5 to $15 per square foot, with most projects averaging around $7 to $10 per square foot including disposal. Here's what that looks like for a typical Florida home:​

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Costs increase if siding is crumbling, heavily damaged, or requires more extensive containment setup. DEP notification requirements and approved disposal logistics can also add to the final number — your licensed contractor will factor these in.​

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James Hardie Replacement Costs in Tampa & Orlando

If you're moving forward with full replacement, fiber cement siding installation in Tampa averages $6,284, with most projects falling between $3,451 and $9,116 depending on home size and prep work needed. Materials run $7 to $18 per square foot, with installed costs reflected in the figures below:​

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Tampa and Orlando pricing is comparable — labor rates in both markets are similar, though home complexity affects final cost more than geography does.​

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How to Budget for the Full Project

Budget for asbestos abatement and new siding installation as separate line items — they involve different licensed contractors and are scoped independently. Getting three or more quotes is strongly recommended; avoid the lowest outlier bid, as cut-rate asbestos work carries real legal and health liability.​

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Conclusion

Knowing what you have is the first step to protecting both your home and your insurance coverage. Everything else — the regulations, the claims process, the replacement decision — follows from that single piece of clarity.

So if you're unsure: get it tested. A licensed asbestos inspector can confirm whether your siding contains asbestos in a matter of days, and that result changes every conversation you'll have afterward — with your insurer, your contractor, and any future buyer.

And if you already know it's there: call a licensed contractor before anyone touches the exterior. Whether it's a repair, a renovation, or a post-storm emergency, the order of operations matters — and getting it wrong can void your insurance claim before it starts.

If you're in Tampa or Orlando and want to understand where you stand, Bayshore Exteriors offers free exterior assessments. We'll tell you what we see, walk you through your options, and let you decide what makes sense — no pressure, no guesswork.

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Frequently Asked Questions

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