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Environment Issues From Evolution to Resolution
1. Welcome!
Class will start shortly
Please take a moment to
“Test Your Environmental IQ”
Located in your Class Presentation Folder
2. P R E S E N T S
Environmental Issues
From Evolution to Resolution!
3. …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!
4. 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
5. 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!
6. Environmental Issues
Radon Gas
Radon in Well Water
Asbestos
Lead Paint and Lead
in Water
Underground Oil
Storage Tanks
UFFI
Mold
Septic
Well Water
EMF
Indoor Air Pollutants
8. What is Radon?
Radon is a gas
It is inert (inactive)
It has a life
expectancy
…..and why should I care about it?
9. 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
10. 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
11. Amount of radon in the
soil
Pathways into the
structure
Amount of dilution in
the area
Factors Affecting Radon Entry
and
Building Concentrations
15. Mechanical systems
Heating, ventilation, and air conditioning (HVAC)
systems
Home exhaust systems
Estimated air flow for typical components and
impact on dwelling
17. Environmental effects
Rain, 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)
18. 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
19. Seasonal Effects
Warm 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
20. Preparing a Building for Testing
Allowing radon levels to
stabilize
Determine device
placement
Choose the level to test
21. 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
22. Test your Radon IQ
What areas/rooms
should be avoided
when testing for
Radon?
Why?
Kitchen Bathroom
Laundry Room Playroom
Family Room Hallway
Crawl Space Den
Living Room Bedroom
Closet
Finished/Unfinished Basement
23. Best Rooms to avoid
Living Room
Family Room
Bedroom
Den
Playroom
Basement
Kitchen
Bathroom
Laundry Room
Closet
Crawl Space
Choosing the Test Room
24. Placement of Test Within a Room
3 feet from windows or exterior doors
At least 20 inches above floor
4 inches from other objects
12 inches from an exterior wall
In an undisturbed location
25. Open windows affect results
Reduces vacuum effect
But may also increase
stack effect
When you measure
radon in short-term
tests…
windows must be kept
closed
27. 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
39. 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
40. 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
41. 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
42. 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.
43. Should You Treat The Water?
Treatment not recommended based on a single
sample result.
Radon levels in water are highly variable
Obtain 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.
44. 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
45. Mitigation Method - Aeration
Very effective
Cost between $3,000
and $4,500
Removes 99% of
radon
48. Test your RADON IQ!
During radon testing, how
many hours of closed house
conditions does the EPA
require?
1. 12 Hours
2. 72 Hours
3. 4 Hours
4. 120 Hours
5. 48 Hours
6. 96 Hours
50. Test your RADON IQ!
Prior to radon testing, how
many hours of closed house
conditions does the EPA
require?
1. 48 Hours
2. 12 Hours
3. 6 Hours
4. 9 Hours
5. 24 Hours
51. 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
52. 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 open
3. Air exchangers should be turned on
4. Whole house fans should be kept on low
5. Window fans may be used on upper floors only
6. Main floor windows may be opened if they have
screens
53. 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
54. Test your RADON IQ!
What beneficial home
improvement can also lead to
increased danger from
radon?
1. Insulation
2. Solar Power
3. Air Purification
55. Test your RADON IQ!
What causes more
deaths each year?
1.Fires
2.Drowning
3.Plane Crashes
4.Radon
5.Stress from difficult Real Estate
transactions
56. 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 radon
4. A radon mitigation system is in place
5. The home is newly constructed and should be
tested only after the 6-9 month waiting period
6. None of the above
59. 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.
60. Asbestos
The 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
61. Where is Asbestos Used?
• Insulation
• Roofing
• Vinyl Asbestos Tile
• Siding Materials
• Vermiculite
Insulation
Please refer to Handout
69. 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
71. Lead in Paint
Lead 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
76. 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)
77. 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
78. By Certified Inspector/Assessor or Renovator
Pre-Renovation Education
Certification (Firms)
Certification (Individuals)
Cleaning Verification
Lead-Based Paint Determination
79. Recordkeeping Requirements
Enforcement and Penalties
Important Dates
For additional information:
www.epa.gov/lead
www.hud.gov/offices/lead
www.epa.gov/lead/pubs/renovation.htm
National Lead Information Center 800-424-LEAD
Renovation, Repair and Painting Rule
80. 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 Homes
Average removal Project $10,000
82. 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 Practices
This 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
84. Case Study
Meet Home Buyers
Tim & 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
85. 107 Burley Street, Danvers, Mass
The Creamers visit the ranch home (slab) 3 times
They notice electric plug in air fresheners and
question “why?”
They are told by their Agent (who asked the
listing Agent) that the Sellers are smokers
The Creamers enter into a contract
Purchase price $380,000
Home Inspection reveals no major defects
The Creamers close and move in the same day
86. 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!!
87. They gather their family and
leave!
Very strong petroleum smell
Throw Rugs have large stains
They remove wall to wall carpeting and see black
stains on concrete floor
The wooden perimeter framing is stained black
What is it?
88. OIL!!Perking to the surface
Leached into soil
Penetrated wooden
perimeter structure
The house is declared
Uninhabitable!
And… the Sellers have boarded a plane to California!
89. 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
98. 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.
99. One Minute Break –
Your Opinion Matters….
Please take a moment
to complete our
evaluation form…
100. 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
101. How/why does mold grow?
Wet or damp
environment
Combines with food
source
Spores are created
Released into air
102. 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
103. 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.
104. 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
106. Testing for Mold
Should I, or
shouldn’t
I?
Deciding whether or
not to test for mold
Increased risk groups
Buyers level of
concern
Acceptable level of
spores
107. 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
108. 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
109. Mold Reporting
Detailed Results of Sample Analysis
Understanding Your Sample Analysis Results
Important Information, Terms and Conditions
Scope and Limitations
Glossary
References and Resources
110. 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
111. 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
112. 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
113. Fumigation Enzyme based solutions
Mold Remediation
Please refer to Mold Remediation Handout
114. 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
115. Testing Cost Remediation Costs
Investigation $500-
$1,000
Sampling Fees - $300 -
$800 (depending on #
of samples required)
$500 - $4,000
Typical project $2,000-
$6,000
Repairs $10,000 -
$30,000
Source: Charter Oak
Environmental
Everything you wanted to know about Mold..
120. 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 Agent
2. The Buyers Agent
3. The Home Inspector
4. Judge Judy
122. 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
123. Test your MOLD IQ?
Crawl
Space…
(dirt floor)
What
Is the
White
Stuff?
125. Septic Systems
A typical septic system
built to current standards
has four major
components
1. House sewer line (or
soil pipe)
2. Concrete container
3. Plastic distribution box
4. Leaching system
132. Well Water In Private
Residences
Standard Tests
FHA/CHFA Requirements
Types of Well Systems
Water Treatment Systems
133. Well Water Testing
Testing as a condition
of sale
Local health
department
Testing in new
construction (30 days)
Lead in Drinking Water
134. Standard Water Tests
Coliform bacteria
Color
Odor
Turbidity
Sulfate
Nitrate nitrogen
pH
Chloride
Sodium
Iron
Manganese
Copper
Calcium and
magnesium
135. Water Analysis Report
Bacteriological 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
136. FHA/CHFA Requirements
Standard Test $100 - $150
1. Bacteria
2. Twelve physical/chemical tests
Lead in water $50 - $100
One hour flow test—3 gal./minute average
($100 - $200)
138. Uranium in Well Water
What is uranium?
Radioactive element
Normally occurs in
certain types of
bedrock
It occurs in nature in
the form of minerals
Effects on Health
Pathway
139. 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
141. Water Treatment Systems Discharge
CT State Health Code
Two Methods of Discharge
Proprietary system for sub-surface disposal
Leaching system for the discharge
Choosing an Option to Improve the Lifespan of
the Septic System
142. Please refer to your handouts
1. Water Analysis Interpretation Guide
2. Water Remediation Costs
3. Water Softener Backwash Policy
4. Bacteriological Examination
148. 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
Marketing: please be sure to remind Attendees that their local Board will not be aware of these credits. Their local Board only tracks credits for Courses that are taken through them.
This is the winning poster of a Radon awareness program. January is National Radon Awareness month.
Radon is a gas
It is naturally occurring
It is inert (inactive)
It cannot be seen or smelled
It enters a building from the soil beneath
Breathing air with high levels of radon over long periods of time can increase the risk of lung cancer.
After smoking, radon is the second leading cause of lung cancer in the U.S.
Air pressure differences
Diffusion
Emanation
Offgassing
Average contribution to radon in a house
Diffusion (1-4%)
Emanation (2-5%)
Offgassing (less than 1%)
Air pressure differences (85-90%)
Home creates small vacuum (negative air pressure)
Draws in soil gas, including radon
Vacuum caused by
Temperature differences between outside and inside air (stack effect)
Mechanical systems
Environmental factors
Heated indoor air rises and escapes through cracks and holes at top of home
Creates positive air pressure at top of home
Creates negative air pressure (vacuum) at bottom
Vacuum draws in soil gas, including radon
Effect is greatest during coldest months
Thermal bypasses increase effect
Heating, ventilation, and air conditioning (HVAC) systems
Air distribution blowers
Furnaces
Boilers
Wood-burning fireplaces
Woodstoves
Other combustion systems
Home exhaust systems (vent air to outside)
Clothes dryers
Exhaust fans in bathrooms, kitchens, or attics
Central vacuum cleaners
Rain, 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
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
Warm 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
Once the radon entry rate into a building has been altered (windows open at start), time must be allowed for radon and RDP levels to stabilize.
Tests lasting 2 or 3 days require closed-house conditions 12 hours prior to testing.
If house open, the minimum test needs to be extended to 4 days to compensate.
If a home has more than one type of foundation, test in or above each area
For example
If home has a basement that is or could be a living space, test in the basement
If home has a crawl space, test in the room above the crawl space
If home has a room with a cement floor (“slab-on-grade”), test in that room
To test,
or not to test, in an unfinished basement?
Many inspectors always test the lowest level where people could live to identify all potential issues for a home buyer
3 feet from windows or exterior doors
At least 20 inches above floor
4 inches from other objects
12 inches from an exterior wall (no openings)
In an undisturbed location
Reduces vacuum effect
Generally reduces radon entry
Dilutes radon in home
But may also increase stack effect
Thereby increases radon entry
Therefore, when you measure radon in short-term tests, windows must be kept closed
All exterior doors and windows closed, except for normal entry and exit
Internal-external air exchange systems off
Total internal recycle is allowed
Combustion or make-up air must not be closed
Permanent radon mitigation systems on, including air-air heat exchangers
Recommended by EPAand AARST
Perform simultaneous tests – one in room with granite and another room, using EPA protocol
If either is above 4.0 pCi/L, mitigation is recommended
Review Radon notification handout
Radon can be found at high concentrations in soils and rock containing uranium.
Well water that passes through underground areas containing uranium can become contaminated.
Radon in well water can contribute to the indoor air levels of radon gas in your home.
Radon is released into the air as water flows into sinks, tubs, and appliances.
Household activities that use hot water, such as showering and washing dishes or clothes, can release large amounts of radon particularly in the rooms where this water is used.
Average concentration of radon in U.S. groundwater is below 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
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.
Most authorities do not recommend treatment based on a single sample result.
Radon levels in water can vary significantly over time.
It is important to obtain 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.
Two systems are currently available for treating water having elevated radon.
Whole house granular activated carbon (GAC) filter system can be used to treat water with radon levels between 10,000 and 15,000 pCi/L.
Cost to install is between $1,000 and $1,500.
Filter tanks can give off gamma radiation and the carbon granules must be changed each year to avoid radioactive buildup and a reduction in treatment efficiency.
Aeration systems ($3,000 and $4,500) are effective on all levels of radon in water.
Operate by forcing radon gas from the water using air bubbles and then venting it outside the home.
Both of these systems are under constant development and a number of variations of each system are on the market. Be certain that you purchase a system that is capable of treating the highest level of radon that may be expected in your well.
Two systems are currently available for treating water having elevated radon.
Whole house granular activated carbon (GAC) filter system can be used to treat water with radon levels between 10,000 and 15,000 pCi/L.
Cost to install is between $1,000 and $1,500.
Filter tanks can give off gamma radiation and the carbon granules must be changed each year to avoid radioactive buildup and a reduction in treatment efficiency.
Aeration systems ($3,000 and $4,500) are effective on all levels of radon in water.
Operate by forcing radon gas from the water using air bubbles and then venting it outside the home.
Both of these systems are under constant development and a number of variations of each system are on the market. Be certain that you purchase a system that is capable of treating the highest level of radon that may be expected in your well.
#1 In the first hour after it breaks down
Asbestos is also seen in a sheet-
like material used as a heat
shield to protect combustibles
from flue pipes. It may still be
present after the old system
has been replaced. Vinyl-asbestos floor tiles in a basement
This form of ACM is not as likely to become friable as easily as other forms
Acm siding
Renovation is defined as modification of any existing structure that results in the disturbance of painted surfaces, unless performed as part of an abatement.
Applies to renovations of target housing and child occupied facilities performed for compensation.
Child-occupied facilities may be located in public or commercial buildings or in target housing. Includes kindergarten classrooms and daycare facilities.
Excludes:
Renovations that affect only components that have been determined to be free of lead-based paint.
Activities that disturb under 6 sq. ft interior or 20 sq. ft. exterior. This excludes window replacement and projects involving prohibited practices.
Work done by individuals in housing they own and occupy.
Lead-Based Paint Determination
Written determination by certified inspector or risk assessor, or
Written determination by certified renovator using an EPA approved lead test kit
Pre-Renovation Education
Before renovating a child-occupied facility, renovation firms must:
Distribute new brochure “Renovate Right” developed for all covered renovations
From June 2008 until December 2008, either new or old brochure may be used
After December 2008, only new brochure may be used
“Protect Your Family” brochure will still be used for other purposes like real estate disclosure
Certification (Firms)
To perform a renovation or dust sampling, firms must submit an application and fee to EPA
Certifications are good for five years
Certification allows the firm to perform renovations
Certification (Individuals)
Must take 8-hour accredited training course
Refresher training is required every 5 years
Individuals with certain previous training can take an accredited 4 hour refresher renovator course instead of the 8 hour initial course to become a certified renovator
All individuals performing renovation activities are either certified renovators or have been trained by a certified renovator
A certified renovator is assigned to each renovation
Cleaning Verification
Wipe floors, countertops and windowsills with wet cleaning cloth
If the cloth does not match the verification card, re-clean
Alternatively, laboratory dust sampling is an option where the contract or Federal, State or local regulation requires dust sampling by a certified professional
Recordkeeping Requirements
Documentation of compliance with the requirements of Renovation, Repair, and Painting Rule
All documents must be retained for 3 years
Enforcement and Penalties
EPA may suspend, revoke, or modify a firm’s certification if firm is found to be in non-compliance
Non-compliant contractors may be liable for civil penalties of up to $32,500 for each violation
Contractors who knowingly or willfully violate the regulation may be subject to fines of up to an additional $32,500 per violation, or imprisonment, or both
Important Dates
December 2008:
“Renovate Right” brochure must be used
April 2009:
EPA begins administering program
Training providers may begin applying for accreditation
October 2009:
Renovation firms may begin applying for certification
April 22, 2010:
Training providers must be accredited
Renovation firms must be certified
Renovators and Dust Technicians must be certified
Workers must be trained
“Lead Safe Work Practices” must be followed
Ust lines in basement
Mold on some framing, but not all
1) The inspection is a thorough evaluation of the home for visible mold and for conditions conducive to mold growth.
This includes a thorough inspection for active and potential water intrusion. The inspection is non-intrusive and visually based.
Mold requires a source of water to grow; no mold inspection is complete without inspecting for ongoing and potential water-related concerns.
A thorough exterior inspection including the roof, siding, windows & doors, grading, gutters, etc.
A thorough interior inspection including accessible portions of any HVAC systems, walls, ceilings, accessible attics, basements and crawl spaces, plumbing fixtures, etc.
2) The inspection is performed by inspectors trained and certified in the field of mold investigation and sampling.
3) The report includes a “MoldScore,” which determines the likelihood of mold originating indoors as opposed to outdoors.
Findings are communicated through an easy-to-understand computer-generated report.
The inspection complies with the standards of practice of the National Association of Mold Remediators and Inspectors (NAMRI).
The report is confidential. No one will receive a copy without our client’s permission.
Inspectors should be well trained to answer any questions about the inspection or lab report.
Different mold sampling methods are available: air; tape lift; swab; bulk.
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 taking a sample of a material such as wallboard, baseboard, insulation, etc. that displays mold growth.
Sampling for mold spores in the air or on surfaces can be performed in concert with an inspection or separately.
The samples are sent via FedEx overnight to the lab for analysis. (The lab report will take no more than one week to receive.)
The lab report is a comprehensive analysis of the sample contents presented in a very easy to understand format.
Detailed Results of Sample Analysis - Laboratory results from the samples collected at the site.
2. Understanding Your Sample Analysis Results - Detailed summary of how to understand the analytical results
from the air samples and/or surface samples including interpretive guidelines.
3. Important Information, Terms and Conditions - General information to help you understand and interpret your
MoldREPORT™, including important terms, conditions and applicable legal provision relating to this report.
4. Scope and Limitations - Important information regarding the scope of the MoldREPORT™ system, and
Limitations of mold inspection, air sampling, and surface sampling.
5. Glossary - Definitions and descriptions of frequently used terms and commonly found mold.
6. References and Resources - Literature, websites, and other materials that can provide more in-depth information
about mold and indoor air quality.
Wood sap on rafters in a hot attic forms hard shiny brown or tan spheres that some people think is mold. This is not mold, it&apos;s sap crystals that have been extruded from the wood due to high attic temperatures. We see more of this sap staining when the wood used for framing was not kiln dried before construction
Some black mold in buildings arrived on the framing lumber and is harmless both to humans and to the building materials on which it is found
Here is an example of Meruliporia in an old building. This was an old schoolhouse with an inaccessible wet crawl.
The center girder was completely destroyed by this wood rotting fungus