Remediation Guidance

for Homes with Corrosion from Problem Drywall as of September 15, 20111

by the U.S. Consumer Product Safety Commission 

and the U.S. Department of Housing and Urban Development 

Introduction

This Remediation Guidance summarizes what the U.S. Consumer Product Safety Commission (CPSC) and 

the U.S. Department of Housing and Urban Development (HUD) believe is an effective approach to address 

potential health and safety issues for the remediation of houses affected by problem drywall, given the 

information now available.2

 Initial studies found a strong association between the presence of problem 

drywall and corrosion of metal in homes. Based upon those findings, the CPSC and HUD have developed 

this Guidance, which focuses on the replacement of problem drywall and building components for which 

drywall-induced corrosion might cause a health or safety problem. This version supersedes prior versions of 

the Guidance. 

The CPSC and HUD recognize that many homeowners want to begin the process of repairing their homes. 

This revised Guidance is designed to be a conservative, commonsense approach to assist homeowners in 

making some of the challenging decisions they face remediating their homes. Should additional scientific 

information become available, which suggests that less extensive or less costly remediation methods would 

work, the CPSC and HUD will consider the evidence, and we will update our protocol, as appropriate. 

Remediation Guidance

This Remediation Guidance for homes with problem drywall calls for the replacement of all: 

1. possible problem drywall; 

2. smoke alarms and carbon monoxide alarms; 

3. electrical distribution components (including receptacles, switches, and circuit breakers, but not 

necessarily wiring); and 

4. fusible-type fire sprinkler heads.3

 

All testing and remediation work should be conducted in compliance with applicable building codes, 

occupational safety and health standards, and environmental regulations. Gas service piping should be 

inspected and pressure-tested to ensure that the materials comply with the relevant building code(s), in 

accordance with the International Fuel Gas Code and National Fire Protection Association (NFPA) Standard 

54, National Fuel Gas Code.

 

1

 This staff document has not been reviewed or approved by, and it may not necessarily reflect the views of, the 

Commission or the Department. 

2

 This Remediation Guidance is not intended to address any non-health and safety remediation requirements; nor does it 

address what, if any, additional elements of a home may require remediation in order to accomplish the principles set 

forth here. The Task Force recognizes that additional considerations for repair of economic damages have been 

included in both court-ordered remediation plans and voluntary remediation plans agreed upon by various parties, 

including homeowners and those in the supply chain. This Remediation Guidance does not address such economic 

considerations that lie outside the scope of health and safety, but that are nonetheless of great importance to all parties 

involved. 

3

 Glass bulb sprinkler heads should be tested or replaced in accordance with National Fire Protection Association 

(NFPA) Standard 25, Standard for Testing and Inspection of Water-Based Fire Protection Systems. For corrosive 

environments (which should be assumed for the purpose of the remediation), NFPA Standard 25 calls for testing at 5-

year intervals. When remediation is completed, the environment should no longer be treated as corrosive, and the 

expected life span of the fire sprinkler heads—normally 20 years—should apply. 
2 

Discussion

This Remediation Guidance addresses the emission of corrosive sulfur gases by problem drywall and the 

safety systems in the homes possibly affected by a corrosive environment by: (1) eliminating the source of 

the corrosion—the problem drywall, and (2) replacing certain building components for safety systems for 

which drywall-induced corrosion may affect performance, such as smoke and carbon monoxide alarms, 

electrical components, and fusible-type fire sprinkler heads, in addition to inspecting and testing gas service 

piping and glass bulb fire sprinkler heads. 

As a threshold matter, before remediation, care should be taken to determine whether the home contains 

problem drywall. CPSC staff and HUD staff issued guidance4

 to assist in the identification of problem 

drywall. 

Where a home has been identified as having problem drywall, the scientific and practical challenges of 

finding individual problem sheets of drywall remain. Until such challenges are overcome, this Remediation 

Guidance calls for the general replacement of all drywall in an identified home. If some of the drywall in a 

home can be identified reasonably not to be problem drywall—because it is known to have been installed 

prior to the relevant time period (i.e., before 2001)—and if there are no other corroborating conditions (as 

provided in the CPSC and HUD guidance on identification), which indicates that the drywall is problem 

drywall, then one option would be to leave that drywall in place. 

This Guidance includes replacement of the home safety systems at greatest risk of being affected by drywallinduced corrosion that may affect their performance: smoke alarms and carbon monoxide alarms; electrical 

components (but not necessarily the wiring); and fusible-type fire sprinkler heads. In addition, glass bulb fire 

sprinkler heads should be tested or replaced in accordance to NFPA Standard 25, and gas distribution piping 

should be inspected and pressure-tested, in accordance with NFPA Standard 54. 

CPSC staff’s assessment of the effect of problem drywall-related corrosion on electrical distribution 

components, gas service piping, fire sprinkler heads, and smoke alarms has not revealed any safety-related 

failures.5,6,7,8,9 

Corrosion of exposed electrical contact surfaces was observed on electrical devices harvested from affected 

homes, as well as on new devices subjected to an accelerated corrosion regimen at Sandia National 

Laboratories to simulate 40 years of exposure. However, although no significant degradation of the electrical 

connections to the devices was noted, extensive corrosion was present and replacement of receptacles, 

switches, ground-fault circuit interrupters, and circuit breakers is recommended, out of an abundance of 

caution. 

CPSC staff’s assessment of the effect of problem drywall-related corrosion on electrical distribution wiring 

indicated that exposed copper wires were corroded.4

 However, the corrosion was superficial, and it did not 

reduce the overall cross-section of copper significantly. Thus, the corrosion did not decrease the wire’s 

ability to carry its rated current. Removal or cleaning of the exposed ends of the wiring to reveal a 

clean/uncorroded surface is recommended. Removal/replacement of cable runs is not necessary, unless the 

 

4 www.cpsc.gov/info/drywall/IDguidance031811.pdf, March 18, 2011. 5 www.cpsc.gov/info/drywall/electrical031811.pdf, March 18, 2011. 6 http://www.cpsc.gov/info/drywall/NISTsmoke.pdf, September 15, 2011. 7 http://www.cpsc.gov/info/drywall/NISTsprinkler.pdf, September 15, 2011. 8 http://www.cpsc.gov/info/drywall/NISTgas.pdf, September 15, 2011. 9

 One fusible-type sprinkler head out of the set of 18 tested failed to operate after being subjected to an accelerated 

corrosion regimen at Sandia National Laboratories to simulate 20 years of exposure to problem drywall. NIST analyzed 

but could not identify a definitive cause for the functional test failure of this sprinkler. Irrespective of this event, the 

Task Force recommends replacement of this type of sprinkler head, based on the changes that were observed. 
3 

remaining cable has been damaged during drywall removal. However, all repairs must comply with local 

codes, and final approval of the installation is at the discretion of the authority having jurisdiction. 

The corrosion seen on gas service piping materials was found to be superficial and uniform without pin 

holing. No meaningful loss of thickness was observed, and there was no evidence that the ability to carry gas 

and hold pressure was compromised. Out of an abundance of caution, and considering the wide variety of 

environmental conditions that might exist in different homes, this guidance recommends inspecting and 

pressure-testing gas service piping according to all applicable standards. Any changes to gas service piping 

should be done in strict accordance with all codes and standards. 

A small but significant difference in performance for certain types of fusible-type sprinkler heads was found 

after accelerated corrosion although these sprinklers continued to meet the appropriate performance 

standards. This Guidance recommends the replacement of all fusible-type sprinkler heads and either testing 

or replacement of glass bulb sprinkler heads out of an abundance of caution, based on the finding of a small 

difference in performance for certain sprinkler heads after accelerated corrosion, as well as recognition of the 

National Fire Protection Association (NFPA) Standard 25, requiring either testing or replacement of 

sprinkler heads in corrosive environments (which may be present prior to remediation) every 5 years.10 

In the case of smoke alarms, there were small but significant changes to performance in some cases, although 

the alarms continued to meet applicable safety standards. The CPSC recommends replacement of smoke 

alarms every 10 years and carbon monoxide alarms after their limited lifespan, typically every 5–7 years. 

Therefore, as part of this Remediation Guidance, it is recommended that all smoke alarms and carbon 

monoxide alarms be replaced. 

Staffs of the CPSC and HUD are aware that some remediation efforts have included the replacement of 

electrical wiring, water service plumbing, HVAC (heating, ventilation and air conditioning) evaporator coils, 

furnishings, and carpeting. Homeowners may seek to replace such items, but their replacement is not 

included in this Guidance because of the absence of a direct connection to safety. 

Staffs of the CPSC and HUD continue to recognize that other remediation approaches ultimately could prove 

more cost-effective and/or less invasive; however, this Guidance is believed to be a conservative, 

commonsense approach and represents all applicable CPSC staff studies on corrosion effects from problem 

drywall. 

Homeowners should recognize that homes can suffer from corrosion unrelated to drywall, and that such other 

corrosion problems may not be resolved by addressing the drywall. 

Other Building Materials and Contents: 

Underlying the CPSC staff and HUD staff’s recommendations is the view that removal of the source material 

(i.e., the problem drywall), will eliminate the cause of the corrosive environment. Staffs of CPSC and HUD 

do not have a scientific basis to believe that emissions from the problem drywall require replacement of nonproblem drywall, wood studs, flooring, cabinetry, or other household components and fixtures that may have 

been exposed to the drywall emissions. 

Staffs of the CPSC and HUD understand, however, that certain other building materials and contents could 

be affected or require replacement in the course of the practical construction or engineering steps required to 

 

10 One fusible-type sprinkler head out of the set of 18 tested failed to operate after being subjected to an accelerated 

corrosion regimen at Sandia National Laboratories to simulate 20 years of exposure to problem drywall. NIST analyzed 

but could not identify a definitive cause for the functional test failure of this sprinkler. Irrespective of this event, the 

Task Force recommends replacement of this type of sprinkler head, based on the changes that were observed. 
4 

undertake the remediation described in this Guidance. Staffs of the CPSC and HUD do not offer any view 

on the replacement of other affected metals, home electronics, or personal property. 

Drywall Dust Clean-Up: 

During the remediation, it is important to ensure that the home is cleaned to remove any visible drywall dust 

and debris that was created during the demolition, including material that is on and around framing material, 

prior to commencing reconstruction. 

Staffs of the CPSC and HUD are aware that some parties who are remediating homes with problem drywall 

use HEPA (high efficiency particulate air) vacuums and wipe surfaces to remove drywall dust, and ventilate 

the home for a period between removal and replacement of drywall to insure that all reactive sulfur gases 

have dissipated. We do not have a scientific basis for recommending such steps, but homeowners may 

consider these options as they seek to make an informed decision in their particular situation. 

Additional Issues: 

Staffs of the CPSC and HUD are aware that some parties offer remediation approaches other than the 

replacement of problem drywall and affected metal components. We do not have a scientific basis to provide 

an opinion of such approaches. 

Consumers should exercise caution in contracting for testing and remediation and should be diligent in 

confirming the references, qualifications, and backgrounds of individuals and firms that offer such services.11 

Consumers should request that individuals and firms that offer remediation strategies that differ significantly 

from this Guidance explain those strategies to the consumer’s satisfaction before the consumer’s purchase of 

those services or products. 

Conclusion

Scientific investigations to understand the complex problems presented by the issue of problem drywall are 

wrapping up. The scientific work completed by the Federal Interagency Task Force has been essential to 

building the foundation for decision making by homeowners and local, state, and federal authorities.12 The 

results of the Task Force studies conducted to date are sufficient to provide this Remediation Guidance for 

homes with corrosion from problem drywall. 

More information on problem drywall is available at the Federal Drywall Information Center website, 

www.drywallresponse.gov. 

* * * 

 

11 FTC Consumer Alert, “Defective Imported Drywall: Don’t Get Nailed by Bogus Tests and Treatments,” 

www.ftc.gov/bcp/edu/pubs/consumer/alerts/alt164.pdf, December 2009. 12 Reports and information regarding problem drywall can be found at www.drywallresponse.gov.