Do you have dangers around your house? I mean, besides the toy fire truck in the middle of your hallway floor in the dark in the middle of the night. Plus the Razor scooter your girl left behind in your car that she didn’t see when you had to back out. Eighty-nine dollars later you learn to look for dangers in your house. If you have children, you have constant dangers in your home. There are other potential hazards in your home that are not child’s play. I mean environmental hazards that can affect your home. You should consider environmental hazards in your home or when considering buying a home.
In my home inspection experience in Charlotte, NC, I have come across some common environmental hazards that you should be aware of. Some of these hazards are asbestos, carbon monoxide, lead, radon, carbon monoxide, and groundwater contamination. In this article I hope to identify the basic environmental hazards and describe the warning signs, characteristics, causes, and solutions of the various environmental hazards most commonly encountered in real estate transactions.
Asbestos is a mineral that was once used as an insulator because it was resistant to fire and contained heat effectively. Asbestos was used in residential buildings until it was banned in 1978. In my inspections, I generally found asbestos in older homes in heating ducts at joints. It’s usually that white wrap on the metal duct joints. Asbestos can be found coating pipes, ducts, and heating and hot water units. Its fire resistant properties have made it a popular material for floor tile, siding, and roofing products. Today we know that breathing in asbestos fibers can result in a variety of respiratory diseases. The mere presence of asbestos is not necessarily a health hazard. Asbestos is only harmful when it is disturbed or exposed and causes it to become airborne. This often happens during renovation. Asbestos is highly friable. As it ages, it easily breaks down into small fragments and particles. When these particles become airborne, they pose a risk to humans. Asbestos is expensive to remove because the process requires state-licensed technicians and specially sealed environments. The deletion itself can be dangerous. Incorrect removal can further contaminate the air inside the structure. The waste generated must be disposed of in an authorized facility. This further increases the cost of removal. An alternative method of control that may be preferable is encapsulation. Encapsulation is the sealing of the disintegrating asbestos. More information on asbestos-related issues is available from the EPA (phone: 1-202-554-1404). The EPA has numerous publications that provide information on asbestos.
Lead-based paint was used in homes built before 1978. Lead-based paint can be on any interior or exterior surface. It is particularly common in doors, windows, and other woodwork. About 75% of all private homes built before 1978 have the presence of lead. That’s roughly 57 million homes. Crawling babies can ingest lead dust from their hands. It can also be ingested in water from lead pipes or lead solder. Elevated levels of lead in the blood can cause serious damage to the brain, kidneys, nervous system, and red blood cells. The degree of damage is related to the amount of exposure and the age at which the person was exposed. Currently, there is no federal law that requires homeowners to check for lead-based paint. However, the hazards of lead-based paint must be disclosed. In 1996, EPA and the Department of Housing and Urban Development issued regulations requiring potential buyers or renters to disclose the presence of any known lead-based paint hazards. A lead-based paint disclosure statement must be attached to all sales and lease agreements relating to residential property built before 1978. Buyers or tenants must have ten days to conduct risk assessments or paint hazard inspections at lead base. Buyers are not bound by any real estate contract until the ten day period has expired. Real estate agents must ensure that all parties comply with the law. For more information and brochures on lead hazards, call the National Lead Information Center, 1-800-424-5323
Radon is a radioactive gas produced by the natural decay of radioactive substances. Some areas are known to have more significant amounts than others. Radon is found in every state. The highest concentrations can be found in the Plains States, the Upper Midwest, and the Northeastern United States. Outdoors, radon generally dissipates into the atmosphere and is not likely to cause harm. When radon enters buildings and is trapped in high concentrations, it causes health problems. This usually occurs in bases with poor ventilation. Radon is odorless and tasteless. It is impossible to detect without testing. Radon levels are relatively easy to reduce by installing ventilation systems or exhaust fans. The modern practice of creating energy efficient homes and buildings with virtually airtight walls and windows can increase the potential for radon gas accumulation. Heating and ventilation systems can spread radon gas throughout your home once it has built up. Radon has been shown to cause lung cancer. People who smoke and spend a lot of time indoors are especially at risk. The EPA has a “Citizen’s Guide to Radon” brochure. It is available online or at your local EPA office.
Another colorless and odorless gas that poses a health risk is carbon monoxide. Carbon monoxide is a byproduct of a heating appliance or system that burns fossil fuels. It can also come from a car exhaust. A few years ago in Charlotte, four people were killed when someone left their car running in the garage of a row house. The garages were below the units. Apparently someone pulled into your garage and forgot to turn off the car. He killed four people. After that, Charlotte made it a law to have a carbon monoxide detector if you have any appliances that burn gas. When these devices are properly ventilated there is no problem. When inadequate ventilation or malfunctioning equipment allows large amounts of CO to be released into the structure, it poses a significant health hazard. Its effect is compounded by the fact that CO is very difficult to detect. CO is rapidly absorbed by the body, inhibiting the ability of the blood to carry oxygen. This causes dizziness and nausea. Each year there are more than 200 deaths from CO poisoning. Carbon monoxide detectors are available and their use is mandatory in some areas.
Groundwater contamination is a problem in some areas. Groundwater is the water that exists below the surface of the earth. Any groundwater contamination can threaten the supply of clean, pure water for private wells or public water systems. If the water becomes contaminated, the natural filtration of the soil may not be adequate to guarantee the availability of pure water. Groundwater can become contaminated in a number of ways. There is runoff from waste disposal sites, leaking underground storage tanks, and pesticides and herbicides are often some of the sources.
There are several hazards that one should consider and test for in their own homes or one they are considering buying. Some of these hazards include, but are not limited to, radon, asbestos, lead-based paint, carbon monoxide, and groundwater contamination. Testing costs for these hazards are relatively small. The cost is especially small compared to the cost of the presence of an environmental hazard that you don’t know exists.
For more information on environmental hazards around your home, contact Preston Sandlin at www.homeinspectioncarolina.com.
