Environment Issues From Evolution to Resolution
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Transcript of Environment Issues From Evolution to Resolution
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Welcome!Class will start shortly
Please take a moment to
“Test Your Environmental IQ”
Located in your Class Presentation Folder
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P R E S E N T S
Environmental IssuesFrom Evolution to Resolution!
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…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!
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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
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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!
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Environmental Issues
Radon GasRadon in Well WaterAsbestosLead Paint and Lead
in WaterUnderground Oil
Storage Tanks
UFFIMoldSepticWell WaterEMFIndoor Air Pollutants
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Radon
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What is Radon?
Radon is a gas
It is inert (inactive)
It has a life expectancy
…..and why should I care about it?
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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
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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
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Amount of radon in the soil
Pathways into the structure
Amount of dilution in the area
Factors Affecting Radon Entry and
Building Concentrations
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Radon transport mechanisms
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Air pressure differences
A home creates a small vacuum caused by:
Stack effectMechanical systemsEnvironmental factors
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Positive pressure
Warm air
Negative pressure Soil gas (Including radon)
Stack Effect
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Mechanical systems
Heating, ventilation, and air conditioning (HVAC) systems
Home exhaust systems
Estimated air flow for typical components and impact on dwelling
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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
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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)
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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
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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
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Preparing a Building for Testing
Allowing radon levels to stabilize
Determine device placement
Choose the level to test
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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
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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
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Best Rooms to avoidLiving RoomFamily RoomBedroomDen PlayroomBasement
KitchenBathroomLaundry RoomClosetCrawl Space
Choosing the Test Room
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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
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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
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Closed-House Conditions
All exterior doors and windows closed
Internal-external air exchange systems off
Permanent radon mitigation systems “on”
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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
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Testing Methods
Alpha Tract (AT) deviceCharcoal Testing Device
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Testing Methods
E-Perm(Electret ion Chamber)
(passive)
Continuous Monitor
(active)
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Duration of Test
Short-term measurementAny measurement from 48
hours to 90 days
Long-term measurementsAny measurement 91 days
or longer
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Radon Mitigation
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Radon Mitigation Cost: $1,000 - $1,500
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HRV System for mitigation
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Not practical to test soil before construction
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Radon Resistant New Construction
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Different Installation Techniques
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Radon in Well Water
But first…..(a little humor)
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Some Real Estate tips…
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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
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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
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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
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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.
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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.
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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
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Mitigation Method - Aeration
Very effective
Cost between $3,000 and $4,500
Removes 99% of radon
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RadonQuestions???
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Are You Ready….
Let’s Test Your RADON I.Q.
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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
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Test your RADON IQ!
What Is This?
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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
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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
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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
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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
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Test your RADON IQ!What beneficial home improvement can also lead to increased danger from radon?
1. Insulation
2. Solar Power
3. Air Purification
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Test your RADON IQ!What causes more deaths each year?1.Fires2.Drowning3.Plane Crashes4.Radon5.Stress from difficult Real Estate transactions
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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
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Asbestos
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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.
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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
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Where is Asbestos Used?
• Insulation• Roofing• Vinyl Asbestos Tile• Siding Materials• Vermiculite
Insulation
Please refer to Handout
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Asbestos
Asbestos Containing Material(ACM)
…can become loose and friable over time
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A proud marketing message….
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Duct Insulation Remnants on Piping
ACM (Asbestos Containing Material)
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Response Action
RemovalCostlyRequires State-Licensed
technicians
EncapsulationSeal off ACMPreferable in certain
circumstances
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Vermiculite
Naturally occurring mineral compound composed of shiny flakes, resembling mica
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Vermiculite…in all it’s glory!
Please refer to your Handout
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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
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AsbestosQuestions???
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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
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Effects of Lead Paint
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Testing AbatementReplacement
Encapsulation LiquidCement-like
Removal
Lead in Paint
Hand-held lead in paint XRF-analyzer measures through
15 layers of paint
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Environmental Protection AgencyOverview Of Final Rule
April 22, 2010
Lead-Based PaintRenovation, Repair, and Painting
“RRP”
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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)
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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
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By Certified Inspector/Assessor or Renovator
Pre-Renovation Education
Certification (Firms)
Certification (Individuals)
Cleaning Verification
Lead-Based Paint Determination
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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
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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
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B R E A KB R E A K
15 MINUTE15 MINUTE
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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
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Your Opinion Matters….
Before the end of class, please take a moment to complete our evaluation form…
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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
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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
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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!!
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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?
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OIL!!Perking to the surfaceLeached into soilPenetrated wooden perimeter structure
The house is declaredUninhabitable!
And… the Sellers have boarded a plane to California!
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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
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Fuel Tanks
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Underground Fuel Tanks
State Regulations/LawLocal OrdinancesTank LifeOptions
Removal Abandonment Testing Tank Searches
Please refer to Handout
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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
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The good, the bad…and the ugly
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Fuel TankQuestions???
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Urea Formaldehyde Foam Insulation (UFFI)
Insulation mixed and
installed on site
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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.
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One Minute Break – Your Opinion Matters….
Please take a moment to complete our evaluation form…
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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
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How/why does mold grow?
Wet or damp environment
Combines with food source
Spores are created
Released into air
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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
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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.
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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
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Mold on some framing
FloorAttic
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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
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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
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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
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Mold Reporting
Detailed Results of Sample Analysis Understanding Your Sample Analysis Results Important Information, Terms and Conditions Scope and Limitations Glossary References and Resources
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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
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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
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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
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Fumigation Enzyme based solutions
Mold Remediation
Please refer to Mold Remediation Handout
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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
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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..
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MoldQuestions???
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Are Your Ready…..
Let’s test your MOLD I.Q.
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Test your MOLD IQ?According to The
Connecticut Standards of Practice and ASHI, a Home Inspector is responsible for
identifying mold?
True? False?
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Test your MOLD IQ?Attic Photo…
IsThis Mold?
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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
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Test your MOLD IQ?
Basement Photo…
What would you do?
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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
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Test your MOLD IQ?
CrawlSpace…(dirt floor)
WhatIs theWhite Stuff?
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Septic Systems
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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
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Cesspool Collection Tank
Other systems
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Septic Systems
• Sizing• Suitable soil
conditions• Types of Inspection• Common causes of
failure and prevention• Usage
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Septic Video
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Septic Tank Related Costs
Septic Inspection Pumping $450 - $650
Septic Repair $300 - $5,000
Septic Partial or Full Replacement $10,000 - $25,000
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SepticQuestions???
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Well Water In Private Residences
Standard Tests FHA/CHFA Requirements Types of Well Systems Water Treatment Systems
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Well Water Testing
Testing as a condition of sale
Local health department
Testing in new construction (30 days)
Lead in Drinking Water
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Standard Water TestsColiform bacteriaColorOdorTurbiditySulfateNitrate nitrogenpH
ChlorideSodiumIronManganeseCopperCalcium and
magnesium
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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
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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)
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Other Water Tests Pesticide/Herbicide
“VOC” – Volatile Organic Compounds
Metals in Drinking Water
Cost: $175 - $325
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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
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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
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Water Treatment Equipment
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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
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Please refer to your handouts
1. Water Analysis Interpretation Guide2. Water Remediation Costs3. Water Softener Backwash Policy4. Bacteriological Examination
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Well/WaterQuestions???
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Indoor Air PollutantsAsbestosBiological pollutantsCarbon monoxideFormaldehydeHousehold productsLead
MercuryPesticidesRadonRespirable particlesSecondhand smokeFuel Burning
Appliances
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Fuel Burning Appliances
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Controlling Biological Pollutants
Control moisture and humidity (30-50%)
Health Effects from Biological Contaminants
Reducing Exposure to Biological Contaminants
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Effects of CO
Preventing the causes of CO
Life saving detection
Carbon Monoxide
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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
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What is formaldehyde?
Should you be concerned?
Measuring formaldehyde
Reducing existing levels
Formaldehyde
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Acoustical Ceiling
MDF
Softwood Plywood
Wall Covering
Wood Office Furniture
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Household products
Fuels
Health effects
Steps to reduce exposure
Organic Gases (Volatile Organic Compounds – VOCs)
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VOC emissions in New England
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Naturally occurring element
CFL’S AND MERCURY
Mercury
Broken CFL www.Epa.Gov/mercury/spills Disposal www.Epa.Gov/bulbrecycling
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Commonly used
Health effects of pesticides
Steps to reduce exposure to pesticides
Pesticides
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Sources of respirable particles
Health effects
Steps to reduce exposure
Secondhand smoke
Respirable Particles
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How would you like to breathe in air from this air conditioning coil?
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What are electric and magnetic fields?
About our electric power
Magnetic fields
EMF
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EMF research
Summary – two types of epidemiological investigations
Conclusions
EMF and the induction of cancer
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Air Pollutants
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Nitrogen dioxide and nitric oxide
Sources of nitrogen dioxide
Health effects
Levels in homes
Steps to reduce exposure
Nitrogen Dioxide
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Questions???
Thank You!!
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