Welcome!Class will start shortly

Please take a moment to

“Test Your Environmental IQ”

Located in your Class Presentation Folder

P R E S E N T S

Environmental IssuesFrom Evolution to Resolution!

…and a great class!

Continuing Education Providers are subject to audit by the State of Connecticut

Please:Mute your cell phone

Use electronic devices judiciously

Remain in attendance until the end of the class (or we can’t issue your credits)

Thank you!

Your Credits….Are submitted electronically to the State of Connecticut by Tiger Real Estate School

Tiger Real Estate School will email you a Certificate of Completion within 14 days

Please make sure we don’t land in “spam” and be sure to save your Certificate where you can find it

There is a $25.00 fee to reissue a Certificate

Why is this information important?

Environmental Issues are often times part of the transaction

Your client relies upon you to guide them through the process

The more you understand, the better you can explain so that your client does not become

unnecessarily alarmed

Understanding environmental issues helps keep the deal together!

Environmental Issues

Radon GasRadon in Well WaterAsbestosLead Paint and Lead

in WaterUnderground Oil

Storage Tanks

UFFIMoldSepticWell WaterEMFIndoor Air Pollutants

Radon

What is Radon?

Radon is a gas

It is inert (inactive)

It has a life expectancy

…..and why should I care about it?

Radon Measurement Units

Average indoor radon is 1.3 pCi/L

Average outdoor radon is 0.4 pCi/L

U.S EPA action level is 4.0 pCi/L

Radon Is a Gas that Causes Lung Cancer

Exposure can increase the risk of lung cancer.

After smoking, radon is the second leading cause of lung cancer in the U.S.

Radon Decays into RDP’s

Amount of radon in the soil

Pathways into the structure

Amount of dilution in the area

Factors Affecting Radon Entry and

Building Concentrations

Radon transport mechanisms

Air pressure differences

A home creates a small vacuum caused by:

Stack effectMechanical systemsEnvironmental factors

Positive pressure

Warm air

Negative pressure Soil gas (Including radon)

Stack Effect

Mechanical systems

Heating, ventilation, and air conditioning (HVAC) systems

Home exhaust systems

Estimated air flow for typical components and impact on dwelling

Estimated Air Flows for Exhaust Systems

Typical CFMBathroom Fans 24-90Clothes Dryer 100Central Vacuum 110Wood Fireplace 170Open Wood Stove 65Air-Tight Wood Stove 30Combustion Appliances 22-72

Environmental effectsRain, snow, or freezing

temperatures

May seal soil and prevent radon from moving to outdoor air

May thus increase indoor radon level

High winds (greater than 30 mph)

Create greater difference in indoor and outdoor air pressure

Make radon concentrations more variable

OK to test if high winds are normal for area (for example, along coast)

Extreme weather effects

Rapid changes in barometric pressure

May change rate of radon entry

Create greater difference in indoor and outdoor air pressure

Record barometric pressure to identify weather conditions that may affect the test

Seasonal EffectsWarm weather

Open windows Equal pressure indoors and

outdoors Less radon enters

Good ventilation dilutes radon concentration

Cold weather

Closed windows Lower pressure indoors

More radon enters Poor ventilation traps radon

inside

Preparing a Building for Testing

Allowing radon levels to stabilize

Determine device placement

Choose the level to test

Consider foundation types

If a home has more than one type of foundation, test in or above each area

For example:

test in the basement

test in the room above the crawl space

test in room with slab on grade

Test your Radon IQ

What areas/rooms should be avoided when testing for

Radon?

Why?Kitchen BathroomLaundry Room PlayroomFamily Room HallwayCrawl Space DenLiving Room BedroomCloset Finished/Unfinished Basement

Best Rooms to avoidLiving RoomFamily RoomBedroomDen PlayroomBasement

KitchenBathroomLaundry RoomClosetCrawl Space

Choosing the Test Room

Placement of Test Within a Room

3 feet from windows or exterior doorsAt least 20 inches above floor4 inches from other objects12 inches from an exterior wallIn an undisturbed location

Open windows affect resultsReduces vacuum effect

But may also increase stack effect

When you measure radon in short-term

tests… windows must be kept

closed

Closed-House Conditions

All exterior doors and windows closed

Internal-external air exchange systems off

Permanent radon mitigation systems “on”

What is Granite What does the EPA say?

Granite is a naturally occurring igneous rock

It is possible for any granite sample to contain varying concentrations of uranium

Some granite used for countertops may contribute variably to indoor radon levels

At this time the EPA does not believe the types of granite commonly used in countertops are significantly increasing indoor radon levels.

Radiation levels are variable and need to be evaluated on a case by case basis

Granite Countertops

Testing Methods

Alpha Tract (AT) deviceCharcoal Testing Device

Testing Methods

E-Perm(Electret ion Chamber)

(passive)

Continuous Monitor

(active)

Duration of Test

Short-term measurementAny measurement from 48

hours to 90 days

Long-term measurementsAny measurement 91 days

or longer

Radon Mitigation

Radon Mitigation Cost: $1,000 - $1,500

HRV System for mitigation

Not practical to test soil before construction

Radon Resistant New Construction

Different Installation Techniques

Radon in Well Water

But first…..(a little humor)

Some Real Estate tips…

How Does Radon Enter Well Water?

Found at high concentrations in soils and rock containing uranium

Well water that passes through underground areas containing uranium can become contaminated

How Does Radon Enter the Home?

Radon in well water can increase levels of radon gas in your home.

Radon is released into the air as water flows

Household activities can release large amounts of radon into the home

Radon in water is expressed in picocuries

Average concentration of radon <1,000 pCi/L

Levels in groundwater have been found above 1,000,000 pCi/L

Highest amounts have been found in the Northeast

Private wells tested in Connecticut indicate an average radon level of about 3,000 pCi/L

What Is the Standard for Radon in Water?

There is currently no federal standard for radon in water.

The Connecticut Department of Public Health has a recommended guideline of 5,000 pCi/L in private well water.

This is only a guideline with no statutory or regulatory authority.

Should You Treat The Water?

Treatment not recommended based on a single sample result.

Radon levels in water are highly variableObtain at least two sample results before deciding

to install a treatment system.Samples should be taken at least three months

apart.Not practical for the real estate transaction.

Mitigation Method - Filter

Granular activated carbon (GAC) filter system for radon levels between 10,000 and 15,000 pCi/L

Removes 80% of radon

Cost to install is between $1,000 and $1,500.

Filter tanks require annual maintenance

Mitigation Method - Aeration

Very effective

Cost between $3,000 and $4,500

Removes 99% of radon

RadonQuestions???

Are You Ready….

Let’s Test Your RADON I.Q.

Test your RADON IQ!During radon testing, how many hours of closed house conditions does the EPA require?

1. 12 Hours2. 72 Hours3. 4 Hours4. 120 Hours5. 48 Hours6. 96 Hours

Test your RADON IQ!

What Is This?

Test your RADON IQ!Prior to radon testing, how many hours of closed house conditions does the EPA require?

1. 48 Hours2. 12 Hours3. 6 Hours4. 9 Hours5. 24 Hours

Test your RADON IQ!When does inhaled radon do most of its potential damage?

1.In the first hour after it breaks down 2.During the first 6 months after inhalation 3.Not until a few years have passed

Test your RADON IQ!Which of the following are exceptions to Closed House Conditions?

1. If temperature exceeds 85 degrees, upper floor windows may be opened

2. Fireplace flue may be kept open3. Air exchangers should be turned on4. Whole house fans should be kept on low 5. Window fans may be used on upper floors only6. Main floor windows may be opened if they have

screens

Test your RADON IQ!What is the main method of treating a home with high levels of radon gas?

1.Actively ventilating between the ground and the house's living area 2.Removing uranium from the ground beneath the house 3.Counteracting the radon with another gas that bonds with the atoms

Test your RADON IQ!What beneficial home improvement can also lead to increased danger from radon?

1. Insulation

2. Solar Power

3. Air Purification

Test your RADON IQ!What causes more deaths each year?1.Fires2.Drowning3.Plane Crashes4.Radon5.Stress from difficult Real Estate transactions

Test your RADON IQ!Which of the following are indicators that there is no radon present in the home?

1. There is no evidence of ledge, mica or shale on the property

2. There are spiders in the basement 3. Neighboring homes have tested negative for radon4. A radon mitigation system is in place5. The home is newly constructed and should be

tested only after the 6-9 month waiting period6. None of the above

Asbestos

What Is Asbestos?

Mineral fiber used in over 3,000 products.

Requires a special type of microscope for identification

Used to strengthen, to provide heat insulation and fire resistance

Friable or non-friable.

AsbestosThe mere presence of asbestos in a home or

building is not hazardous

Damaged asbestos may release asbestos fibers and become a health hazard - friable

Asbestos material in good condition is not a health issue, if left alone – non-friable

Where is Asbestos Used?

• Insulation• Roofing• Vinyl Asbestos Tile• Siding Materials• Vermiculite

Insulation

Please refer to Handout

Asbestos

Asbestos Containing Material(ACM)

…can become loose and friable over time

A proud marketing message….

Duct Insulation Remnants on Piping

ACM (Asbestos Containing Material)

Response Action

RemovalCostlyRequires State-Licensed

technicians

EncapsulationSeal off ACMPreferable in certain

circumstances

Vermiculite

Naturally occurring mineral compound composed of shiny flakes, resembling mica

Vermiculite…in all it’s glory!

Please refer to your Handout

Everything you want to know about Asbestos…

…but were afraid to ask! Pre Inspection testing $400 - $800 Post Inspection testing $200 - $400 Removal average $15 - $25 per square foot Enclosure, encapsulate $2.00 - $6.00 square foot Repair $9.00 - $15.00 square foot

U.S. spends 3 Billion per year for removal

AsbestosQuestions???

Lead in PaintLead was used as a pigment and

drying agent

• One half of all homes built from 1940 – 1960 contain heavily leaded paint

• Two thirds of homes built pre-1940 contain leaded paint

• 1978 U.S.CPSC lowered max content to trace amount

Effects of Lead Paint

Testing AbatementReplacement

Encapsulation LiquidCement-like

Removal

Lead in Paint

Hand-held lead in paint XRF-analyzer measures through

15 layers of paint

Environmental Protection AgencyOverview Of Final Rule

April 22, 2010

Lead-Based PaintRenovation, Repair, and Painting

“RRP”

Purpose: Persons performing renovations and dust sampling

are properly trained Renovators, dust sampling technicians and firms

performing these renovations are certified

Providers of renovation and dust sampling technician training are accredited

Update Pre-renovation Education Rule to include child occupied facilities.

FINAL RULE (Signed March 31, 2008)

Renovation Defined Target Housing Child-Occupied Facilities

Exclusions:

Components Determined Lead-Free Less Than 6’ s.f. Interior and 20’ s.f. Exterior Work By Owner/Occupant

Rule Scope

By Certified Inspector/Assessor or Renovator

Pre-Renovation Education

Certification (Firms)

Certification (Individuals)

Cleaning Verification

Lead-Based Paint Determination

Recordkeeping Requirements

Enforcement and Penalties

Important Dates

For additional information:

www.epa.gov/leadwww.hud.gov/offices/lead

www.epa.gov/lead/pubs/renovation.htmNational Lead Information Center 800-424-LEAD

Renovation, Repair and Painting Rule

Everything you want to know about Lead…

…but were afraid to ask!According to the EPA:

Removal $8.00 - $15.00 per square foot Encapsulate $.50 per square foot Chip Test $20.00 - $50.00 per sample X-ray $400 - $600(add 19% for Connecticut)

64 Million HomesAverage removal Project $10,000

B R E A KB R E A K

15 MINUTE15 MINUTE

2014 – 2016 (3) Credit Continuing Education Courses

Don’t Let Water Intrusion Sink Your Deal! Smart Energy Updates for Existing Homes Innovation in Sustainable Housing – Green Building Best PracticesThis Old Connecticut House Minimize Your Risk, Maximize Your Earnings Environmental Issues – Evolution to Resolution What to Expect When We’re Inspecting! Mold to Sold! Residential Building Practices

Your Opinion Matters….

Before the end of class, please take a moment to complete our evaluation form…

Case StudyMeet Home BuyersTim & Stacy Creamer

Danvers, Massachusetts

Tim is a High School Science Teacher

Stacy is a stay at home Mom with 2 sons, ages 6 and 1year

107 Burley Street, Danvers, Mass

The Creamers visit the ranch home (slab) 3 timesThey notice electric plug in air fresheners and

question “why?”They are told by their Agent (who asked the

listing Agent) that the Sellers are smokersThe Creamers enter into a contractPurchase price $380,000Home Inspection reveals no major defectsThe Creamers close and move in the same day

The Family is exhausted ….

They go to sleep for the first time in their new home

They wake up in the morning and….

There is a horrible smell!!

They gather their family and leave!

Very strong petroleum smellThrow Rugs have large stainsThey remove wall to wall carpeting and see black stains on concrete floorThe wooden perimeter framing is stained black

What is it?

OIL!!Perking to the surfaceLeached into soilPenetrated wooden perimeter structure

The house is declaredUninhabitable!

And… the Sellers have boarded a plane to California!

What is the cost to remediate??

Demolishing the house and carting away debris - $20,000 - $30,000

Excavating contaminated soil $100,000 - $200,000

Building another house $250,000

Total $860,000

Fuel Tanks

Underground Fuel Tanks

State Regulations/LawLocal OrdinancesTank LifeOptions

Removal Abandonment Testing Tank Searches

Please refer to Handout

Under Ground Storage Tank Costs

Tank Abandonment $2,000 - $3,000

Tank Testing - $400 - $600

Tank Removal $1,500 - $2,500

Tank Search $200 - $350

The good, the bad…and the ugly

Fuel TankQuestions???

Urea Formaldehyde Foam Insulation (UFFI)

Insulation mixed and

installed on site

Urea-formaldehyde foam insulation (UFFI)

Formaldehyde decreases rapidly after the first few months and reaches background levels in a few years.

UFFI installed 5 to 10 years ago is unlikely to still release formaldehyde.

One Minute Break – Your Opinion Matters….

Please take a moment to complete our evaluation form…

Mold•Mold is a multi-cellular, microscopic organism that is found everywhere

•Its purpose in the ecosystem is to break down dead materials

•Molds are types of fungi that live on plants, foods, dry leaves, wood, paper products, wallboard, insulation, ceiling tiles and other organic based materials

How/why does mold grow?

Wet or damp environment

Combines with food source

Spores are created

Released into air

Moisture & food source create mold

Leaking roofs, plumbing problems, humidifiers, damp/wet basements, improperly vented appliances and fans, etc

Combine with a food source such as wood, wallboard, or wallpaper to cause the growth of mold

Spores are released and inhaled

Individual reaction to mold spores varies

Allergenic spores can cause allergic reactions, as well as trigger asthma and other respiratory problems.

Pathogenic molds can cause serious health defects in persons with suppressed immune systems.

Toxigenic mold mycotoxins can cause serious health effects in almost anybody.

Is mold more of a problem today?

Maybe…. Changes in construction

creating tighter house environments

Mold friendly building materials such as wallboard, insulation, and paper products

Poor, rushed construction

Lack of property maintenance.

New home, never lived in, extremely poor construction.

Pipe broke, water flooded house, not dried within 48 hours

Mold on some framing

FloorAttic

Testing for Mold

Should I, or shouldn’t I?

Deciding whether or not to test for mold

Increased risk groupsBuyers level of concernAcceptable level of

spores

Mold Inspection

• An evaluation of the home for visible mold and for conditions conducive to mold growth.

• Inspectors trained and certified in the field of mold investigation and sampling.

• Lab report is a comprehensive analysis of the sample contents

• The report should include a “MoldScore,”• Standards of Practice should comply with a national

association protocol

Different Mold Sampling Methods

•Air is used to determine the mold spore concentration in the indoor air.

•Tape lift and swab samples can be taken of visible mold growth to determine the mold type

•Bulk sampling is of an affected material

Mold Reporting

Detailed Results of Sample Analysis Understanding Your Sample Analysis Results Important Information, Terms and Conditions Scope and Limitations Glossary References and Resources

Clean up to prevent mold Case Study Water/moisture ran from roof

onto ceiling and down the inside of the walls

Infrared survey showed hardly any moisture on the ceiling

The homeowners sponged up the water/moisture right away and used fans to dry out the wall

The building materials dried quickly, before mold had a chance to grow.

Source: IRINFO Conference January 2010

A different result without clean up Case Study Water/moisture ran from roof,

along side cathedral ceiling then down the inside of the wall

An infrared survey showed the ceiling was wet as well at the bottom of the wall

IR could not see the behind the walls where the mold was growing

Carpet kept the drywall moist and mold was growing about two feet up from the bottom of the drywall.

Source: IRINFO Conference January 2010

Camera Imaging Inspections

•Infrared thermography alone cannot be used to detect mold• Mold does not exhibit an exothermic reaction that can be seen with an infrared camera walking around a building

Infrared image with no moisture indicated

Source: IRINFO Conference January 2010

Fumigation Enzyme based solutions

Mold Remediation

Please refer to Mold Remediation Handout

Realtor Home Inspector Listing agent encourage client to

make full disclosure of any known mold problems or past instances of water penetration or leaks that may have caused mold conditions

Buyer’s agent work with your buyer and inspector in reconciling either evident mold concerns or indications of current or potential causes of mold

All parties will benefit in identifying, disclosing, and recommending follow-up testing when mold indicators are a concern of the buyer

Identification of mold by a home inspector is not included in the Ct. or ASHI Standards of Practice .We do not perform Mold Inspections as Home Inspectors.

Standard of care and/or due diligence that is expected of us

Cognizant of the indicators of mold— visible mold, smell, evidence of water penetration, evidence of conditions that could allow water penetration

Responsibility in the transaction

Testing Cost Remediation Costs

Investigation $500-$1,000

Sampling Fees - $300 - $800 (depending on # of samples required)

$500 - $4,000Typical project $2,000-

$6,000Repairs $10,000 -

$30,000

Source: Charter Oak Environmental

Everything you wanted to know about Mold..

MoldQuestions???

Are Your Ready…..

Let’s test your MOLD I.Q.

Test your MOLD IQ?According to The

Connecticut Standards of Practice and ASHI, a Home Inspector is responsible for

identifying mold?

True? False?

Test your MOLD IQ?Attic Photo…

IsThis Mold?

Test your MOLD IQ?Who is responsible for making sure that clients are well informed about

conditions that may indicate that mold might present?

1. The Listing Agent2. The Buyers Agent3. The Home Inspector4. Judge Judy

Test your MOLD IQ?

Basement Photo…

What would you do?

Test your MOLD IQ?

Which of the following is most important?

1. Identify the type of mold so that the proper protocol for remediation may be determined

2. Locate and repair the source of moisture and/or water intrusion

Test your MOLD IQ?

CrawlSpace…(dirt floor)

WhatIs theWhite Stuff?

Septic Systems

Septic SystemsA typical septic system built to current standards

has four major components

1. House sewer line (or soil pipe)

2. Concrete container3. Plastic distribution box4. Leaching system

Cesspool Collection Tank

Other systems

Septic Systems

• Sizing• Suitable soil

conditions• Types of Inspection• Common causes of

failure and prevention• Usage

Septic Video

Septic Tank Related Costs

Septic Inspection Pumping $450 - $650

Septic Repair $300 - $5,000

Septic Partial or Full Replacement $10,000 - $25,000

SepticQuestions???

Well Water In Private Residences

Standard Tests FHA/CHFA Requirements Types of Well Systems Water Treatment Systems

Well Water Testing

Testing as a condition of sale

Local health department

Testing in new construction (30 days)

Lead in Drinking Water

Standard Water TestsColiform bacteriaColorOdorTurbiditySulfateNitrate nitrogenpH

ChlorideSodiumIronManganeseCopperCalcium and

magnesium

Water Analysis ReportBacteriological Examination Total Coliforms Present___ Absent___ Fecal Coliforms Present___ Absent___

Conclusions: Based on the bacteriological examination, this water was unsafe for drinking purposes at the time the sample was collected. (Corrective measures, followed by re-examination, are recommended).

Physical/Chemical Examination Result AL UNITS

Turbidity * 7.0 5.0 NTU Color * 20 15 Odor * 3 2 pH “ 4.2 6.4-10.0 Hardness 98 200 mg/L

AL = Advisory Level N.D. = None Detected

FHA/CHFA Requirements

Standard Test $100 - $1501. Bacteria2. Twelve physical/chemical tests

Lead in water $50 - $100

One hour flow test—3 gal./minute average ($100 - $200)

Other Water Tests Pesticide/Herbicide

“VOC” – Volatile Organic Compounds

Metals in Drinking Water

Cost: $175 - $325

Uranium in Well Water

What is uranium?

Radioactive elementNormally occurs in

certain types of bedrock

It occurs in nature in the form of minerals

Effects on HealthPathway

Water Conditioning

Water Softeners Aeration Systems Greensand Neutralizing Filters Chemical Injection System Carbon Filters Ultra Violet “Piggy-back” Systems “Squatty” Manual Filters Reverse Osmosis

Pump and Well Services

Yes! This company does exist in Jacksonville, Fla

Water Treatment Equipment

Water Treatment Systems Discharge

CT State Health CodeTwo Methods of Discharge

Proprietary system for sub-surface disposalLeaching system for the discharge

Choosing an Option to Improve the Lifespan of the Septic System

Please refer to your handouts

1. Water Analysis Interpretation Guide2. Water Remediation Costs3. Water Softener Backwash Policy4. Bacteriological Examination

Well/WaterQuestions???

Indoor Air PollutantsAsbestosBiological pollutantsCarbon monoxideFormaldehydeHousehold productsLead

MercuryPesticidesRadonRespirable particlesSecondhand smokeFuel Burning

Appliances

Fuel Burning Appliances

Controlling Biological Pollutants

Control moisture and humidity (30-50%)

Health Effects from Biological Contaminants

Reducing Exposure to Biological Contaminants

Effects of CO

Preventing the causes of CO

Life saving detection

Carbon Monoxide

Carbon Monoxide Levels and Systems

Symptom CO Concentration (% hemoglobin carrying CO) Usually no sign……………………………………….0 to 10

Headache, angina in heart patients……………….10 to 20 Throbbing headache, nausea, irritability, difficulty concentrating……………………………20 to 30 Severe headache, dizziness, fatigue, confusion…………………………………………..30 to 40

Rapid breathing and heartbeat, fainting………….40 to 50 Respiratory failure (collapse), seizures (collapse)…………………………………………..50 to 60

Severe respiratory failure, low blood pressure, fatal coma………………………………60 to 70 Rapid fatal coma…………………………………...Above 70

What is formaldehyde?

Should you be concerned?

Measuring formaldehyde

Reducing existing levels

Formaldehyde

Acoustical Ceiling

MDF

Softwood Plywood

Wall Covering

Wood Office Furniture

Household products

Fuels

Health effects

Steps to reduce exposure

Organic Gases (Volatile Organic Compounds – VOCs)

VOC emissions in New England

Naturally occurring element

CFL’S AND MERCURY

Mercury

Broken CFL www.Epa.Gov/mercury/spills Disposal www.Epa.Gov/bulbrecycling

Commonly used

Health effects of pesticides

Steps to reduce exposure to pesticides

Pesticides

Sources of respirable particles

Health effects

Steps to reduce exposure

Secondhand smoke

Respirable Particles

How would you like to breathe in air from this air conditioning coil?

What are electric and magnetic fields?

About our electric power

Magnetic fields

EMF

EMF research

Summary – two types of epidemiological investigations

Conclusions

EMF and the induction of cancer

Air Pollutants

Nitrogen dioxide and nitric oxide

Sources of nitrogen dioxide

Health effects

Levels in homes

Steps to reduce exposure

Nitrogen Dioxide

Questions???

Thank You!!