Drywall is one of the most common interior wall surfaces in U.S. homes. During the housing boom in the early 2000s, there was a shortage of American-made drywall. To meet the high demand, some suppliers imported drywall manufactured in China, primarily between the years of 2004 and 2007.

    Unfortunately, much of this Chinese drywall contained high levels of sulfur and other chemicals. These chemicals can corrode copper wiring and metal fixtures and release foul-smelling sulfuric gasses.

    Homes built or renovated with toxic drywall often develop serious problems that require complete remediation to remove and replace defective materials.


    Find Out if Your Home Has Toxic Drywall

    There are several telltale signs that your home may contain toxic drywall:

    • A strong sulfur or rotten egg odor, especially when running hot water or turning on the air conditioning. This is caused by the release of sulfuric gasses from the drywall.
    • Blackening or corrosion of copper electrical wiring, natural gas lines, copper pipes, and AC coils. Sulfur off-gassing causes blackening by interacting with ‌copper.
    • Repeated failures of AC coils, electronics, appliances, and other metal items in the home, as the sulfuric gasses accelerate corrosion.
    • Gray or brown stains on the drywall, which are caused by oxidation of the Chinese drywall over time.

    If your home exhibits one or more of these symptoms, toxic drywall is a possible cause. Or, if your home was built or renovated between 2004 and 2008, it has the highest risk of containing tainted drywall. The housing boom of the mid-2000s, coupled with a series of hurricanes, overwhelmed American construction material manufacturers and required importing materials from China. Some 100,000 homes constructed after 2006 have this defective drywall.

    The only way to confirm it is to remove a piece of the drywall and test it in a lab. If you suspect you might have Chinese drywall, contact a certified testing lab or home inspector to take a sample and send it in for analysis.


    Health Effects From Toxic Drywall

    Exposure to gasses emitted by defective drywall can irritate the eyes, nose, throat, and respiratory system in the short term. Long-term exposure may lead to more serious respiratory conditions or problems with the nervous system.

    Not all people react the same way to the chemicals released by toxic drywall. Some people may experience symptoms immediately, while others may have little reaction. Those most vulnerable are the elderly, pregnant women, infants, and people with existing respiratory conditions.

    If you suspect your home contains toxic drywall, it is smart to move out until full remediation and replacement can be completed. Talk to your doctor if you or your family are experiencing unexplained health issues that could stem from contaminated drywall exposure.


    How To Fix Defective Drywall

    Full remediation means you’ll have to completely remove and replace all the contaminated drywall. This includes removal, disposal, inspections of underlying systems, repairs, and replacements. After that, you can begin installing new drywall. 

    Cost of Removing and Replacing Toxic Drywall

    The cost for a full drywall removal and replacement project varies based on the size and specifics of the home. On average, prices should be close to general residential construction costs. 

    However, because the toxic drywall can affect other systems like HVAC and electrical, the cost of remediating the defective drywall may include repairs and replacements to these systems. So, anticipate including those costs.

    Many factors unique to each home can also point toward increased costs, like a larger size, high ceilings, severe corrosion requiring extensive rewiring, permits, disposal fees, and temporary relocation during the remediation. Always get multiple detailed estimates before proceeding, and contact your insurer to see if any of the costs might be covered under your insurance policy.

    Today’s Homeowner Tips

    Do note that the IRS does provide some relief for homeowners directly affected by toxic Chinese drywall that was installed between 2001 and 2009.


    Should I Repair or Replace Toxic Drywall?

    There isn’t an adequate repair method for toxic drywall. Surface cleaning, encapsulation, and sealing products can’t penetrate and neutralize the tainted materials within the drywall sheet. 

    The consensus among experts and my advice as an industry professional is that completely removing and replacing drywall removal and replacement is the only permanent solution. While expensive, this method is the most effective way to address ‌contamination and allow your home to return to a safe, healthy condition.


    So, Is It Worth Removing and Replacing Toxic Drywall?

    In my professional opinion, removing and replacing toxic drywall is a must for a safe and healthy living environment. We know that contaminated drywall can damage other systems in the home and potentially cause health issues, but we can’t predict exactly whether it will or won’t or to what extent. As such, the safest option to ensure the integrity of your home and your family’s health is to remove and replace it. 

    If you find yourself in this situation, I suggest talking to contractors experienced in remediating homes that have experienced toxic damage. They can better assess your specific situation and advise you on the available courses of action. Removing defective drywall is a major project, but it’s worth the cost and effort to ensure the safety and longevity of your home.


    FAQs About Toxic Drywall Identification and Replacement

    How can you check drywall for sulfur content?

    Home test kits claim to detect sulfur compounds in drywall samples. However, experts don’t consider these as reliable as lab testing. To conclusively check for toxic drywall, contact a certified lab to take and analyze core samples.


    Does home insurance cover Chinese drywall replacement?

    Most standard policies exclude defective materials coverage. However, some state regulations force insurers to cover toxic drywall claims from defective Chinese drywall.


    Are there tax deductions available?

    The Internal Revenue Service (IRS) does provide tax relief to homeowners affected by defective drywall manufactured in China.


    What are the signs it’s time to replace my home’s wiring?

    Blackening corrosion on wiring, outlets, light switches, and circuit breakers often means the copper inside the walls is corroded and unsafe. Have an electrician inspect and use a copper probe to check the wires.


    Can I do Chinese drywall removal myself?

    I don’t advise DIY drywall replacement. Hiring professionals ensures proper containment, disposal, cleaning, and installation per building codes and best practices.


    How long does it take to remediate a house with Chinese drywall?

    Most full drywall removal and replacement projects take up to six weeks, but because of the uniqueness of the problem, it could be longer. Prepare for your family to live elsewhere during this time.


    Editorial Contributors
    avatar for Doug Sluga

    Doug Sluga

    Doug Sluga is a professional roofer and carpenter with ten years of experience in residential and commercial construction. His expertise spans the breadth of the roofing trade from minor repairs to laying shingles to framing trusses. These days he spends most of his time writing about roofing and the roofing industry.

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    Lori Zaino

    Lori Zaino is a freelance writer and editor based in Madrid, Spain. With nearly two decades of editorial experience, she’s written and edited for publications like Forbes, CNN, Insider, NBC, Newsweek, The Points Guy, The Infatuation, and many others. Having just completed her first home renovation, she’s more interested in home improvements than ever, dedicated to bringing you fresh and accurate content to help you update your living spaces.

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