1. Environmental Issues for Real Estate Professionals
Continuing Education
Environmental Issues for Real Estate Professionals

2. Course Objective
Enhance your ability as an agent to work with buyers and sellers on transaction details and negotiations
Increase your knowledge and understanding of how environmental issues affect the property and the potential sale of the property
Improve your ability to counsel buyers on making offers, taking into consideration conditions so you can better identify with the property
Enhance your ability to negotiate deals with increased knowledge of environmental issues related to the property
Review bullet points on slide.

3. Property Inspections and Environmental Issues
Property inspectors provide visual inspections
Visual findings of environmental conditions can only be confirmed with scientific testing
Remediation should only be performed by licensed, qualified and certified specialists

4. Property Inspections and Environmental Issues
Common sense should prevail when deciding whether to remediate or how to remediate
Ask your property inspector for recommendations

5. To Be Discussed Underground storage tanks (UGSTs) Radon Asbestos
Lead-based paint
Mold
Underground storage tanks (UGSTs)
Chinese drywall
Urea formaldehyde (UFFI)
Topics covered in this presentation

6. Radon Radon is an odorless, tasteless, invisible gas
Second leading cause of lung cancer in the United States and Canada, next to cigarette smoke
Comes from the ground and can be found in the air we breathe and the water we drink
Discuss bullet points about radon.

7. Radon Comes from a natural breakdown in soil and rock
Can be found in any home, school, office, public building
Highest risk from long-term exposure is your home, where you spend the most time

8. Radon
The amount of radon in the air is measured in picocuries per liter of air or pCi/L
Two types of short-term testing methods
1. Active
2. Passive
Source: Zone and legend map provided by EPA Web site

9. Radon Testing Methods: Active
Uses active devices (electric power required)
Continuous radon monitors
Continuous working level monitors
Requires operation by trained testers
Provides a continuous report of radon levels present
Reveals unusual or abnormal swings in the levels during the test period
Costs more than passive device
Ensures a more reliable short-term test result

10. Radon Testing Methods: Passive
Uses passive devices (no electric power needed)
Charcoal canisters
Alpha-track detectors
Charcoal liquid scintillation
Electret ion chambers (EIC)
Review EPA zoning map. Red is highest concentration. Yellow is 2.0 or below

11. Radon Testing Guidelines
Testing device should be placed at the lowest living area of the home
Minimum test period of 48 hours
Ensure that the test is approved by the U.S. Environmental Protection Agency (EPA) or your state or province’s requirement

12. Radon Testing: Canisters
E-perm results can be calculated immediately upon retrieval of canister following the test period
E–perm uses EIC technology
The base of these units hold and electrical charge. This charge is measured before and after a test. The more the charge dropped during the test, the more radon is in the air.

13. Radon Testing: Continuous Monitors
Instant results are available at the push of a button following the test period
These units have built-in tamper sensors to detect whether they were moved, etc.

14. Radon Mitigation Systems
What level of radon is unsafe? When should you mitigate the radon level in a house?
EPA Guidelines:
With active (continuous monitoring) testing, at 4.0 pCi/L or higher, the EPA recommends installing a radon mitigation system
With passive (canisters) testing, average the results of two canisters or average results from back-to-back tests, then mitigate if results are 4.0 pCi/L or above
Discuss costs for mitigation systems. “Sub-slab” ventilation is the most common and easiest to install.

15. Choosing a Radon Mitigation System
When selecting a radon mitigation system for your home, you and your contractor should consider several things:
How high the radon level is in your home's key living areas
The cost of radon mitigation system installation
Radon mitigation system operation costs
Your house size and type of foundation.
In most cases, a system with a vent pipe and fan is used to reduce radon.
Discuss bullet points

16. Asbestos
Asbestos is a mineral that occurs as a long thin fiber in the environment
Some of the jobs in which people have been exposed to asbestos are those that involve factory work, demolition, insulation, shipbuilding, carpentry, installation of brake linings in vehicles and many other jobs.
Mesothelioma
Cancer of the lung lining
Asbestos causes mesothelioma
Asbestos is the major cause of mesothelioma in the United States
Asbestos refers to a naturally occurring family of minerals. “Chrysotile” is the biggest culprit. Discuss cancer-related issues with asbestos. The only positive way to determine the presence of Chrysotile is by sending a sample to a lab.

17. Asbestos
Asbestos has been found in residential building products and components:
Insulation
Floor covering
HVAC ductwork
Boiler piping
Ceiling tiles
Popcorn ceiling texture
Exterior siding
Exterior roof coverings
Discuss bullet points where asbestos-based products can be found in a residence.

18. Conditions With Asbestos
Friable
Loose, deteriorated, can become airborne if disturbed
Considered unsafe in this condition and should be remediated
Nonfriable
Remains intact, solid, only becomes friable when disturbed
Remediation generally considered optional in this condition
Discuss the difference between friable and nonfriable.

19. Asbestos Insulation Some vermiculite insulation may contain asbestos
Zonolite contains asbestos
Friable in this example if disturbed
Explain that not all vermiculite insulation contains asbestos. Samples must be submitted to a lab for results.

20. Asbestos Floor Coverings
Found in older sheet flooring (seen in photo at right)
Has been found in older 8-inch and 9-inch floor tiles from the 1940s to the 1970s
Not friable in this example unless loose or disturbed
Discuss bullet points.

21. Asbestos HVAC Ductwork
Installed on older round metal ductwork systems to help retain the heat and seal the seams
Has a whitish, grayish color with a rough texture
Chrysolite
Contained asbestos and was installed on furnace flue pipe
Discuss bullet points

22. Asbestos Boiler Piping Systems
Installed as an insulator to retain temperature
Friable in this example

23. Asbestos Ceiling Tiles
Some ceiling tiles may contain asbestos
Found in tiles up to the 1970s
Not friable in this condition unless removed or disturbed
Discuss bullet points

24. Asbestos Popcorn Ceiling Texture
Asbestos was used to create the clumpy, rough texture
Products were used through the 1970s
Not friable in this condition unless disturbed
Discuss bullet points

25. Asbestos Exterior Siding
Often called slate-asbestos
Manufactured through the 1970s
12 inches wide and up to 4 feet long
4x8-foot sheets
Not friable in this condition as long as it is not disturbed
May be sided over or must be removed when re-siding, depending on jurisdiction
Discuss bullet points

26. Asbestos Roof Coverings
No longer being installed
Very brittle by now
Not friable in this condition
Inspectors cannot physically walk for inspection
Jurisdictions vary for removal or covering over
Discuss bullet points

27. Asbestos
Can be an issue inside or outside the home, especially if it’s in friable condition
Can be expensive to remediate
Must be certified to remediate
Samples must be submitted to certified lab for results of content
Unprotected exposure can lead to health risks
Discuss bullet points

28. Lead-based Paint
Most homes built before 1960 contain heavily leaded paint. Some homes built as recently as 1978 may also contain lead paint.
Lead paint was typically used on baseboards and window trim, but it may also be on other surfaces.
Old lead-based paint is the most significant source of lead exposure in the United States today.
Harmful exposures to lead can be created when lead-based paint is improperly removed from surfaces by dry scraping, sanding or open-flame burning.
Discuss bullet points

29. Lead-based Paint
Lead paint in good condition is usually not a problem except in places where painted surfaces rub against each other and create dust
Leave lead-based paint undisturbed if it is in good condition; do not sand or burn off paint that may contain lead

30. Lead-based Paint
Individuals have been poisoned by scraping or sanding lead paint because these activities generate large amounts of lead dust
Consult state health or housing department for suggestions of who can help test your home for lead paint
Hire a person with special training for correcting lead paint problems
Occupants should leave the building until all work is finished and clean-up is done

31. Lead-based Paint
Hire qualified professionals do remediation or abatement work
Trained professionals use a range of methods when checking your home, including:
Visual inspection of paint condition and location
A portable X-ray fluorescence (XRF) machine
Lab tests of paint samples
Surface dust tests
Contact the National Lead Information Center (NLIC) for a list of contacts in your area
Discuss bullet points

32. Mold
Mold may begin growing indoors when mold spores land on wet or damp surfaces
Mold cannot grow without water or moisture
Lack of ventilation (air movement) can contribute to mold growth
Molds have the potential to cause health problems, as some individuals are sensitive to it and may have an allergic reaction

33. Mold
It is impossible to get rid of all indoor mold and mold spores indoors; some mold spores will be found floating through the air in house dust
The realistic goal would be to minimize mold
Remember these key principals of mold:
Mold spores will only grow if moisture is present
The key to mold control is moisture control
A. Reduce moisture
B. Increase ventilation

34. Mold How to identify mold:
Per the EPA, in most cases, if visible mold is present, sampling is unnecessary
There are no EPA or federal limits set for mold so there is no way to check for compliance with federal standards

35. Mold What to do if you have mold:
Act quickly, as mold damages what it grows on
Clean/remove mold and remedy the source of moisture
If the moldy area is less than 10 sq. ft., almost anyone can handle the job. If the area is larger, hire a professional and follow EPA recommendations on clean-up

36. Mold
Certain housing components are fairly absorbent or porous and may be difficult or impossible to clean:
Carpet, ceiling tiles, fabrics
Wood components, such as the wall and roof framing, floor and ceiling joists
Plaster materials, whether it be the old style plaster and lathe or more commonly used drywall or gypsum board
A professional remediator may be needed to evaluate, clean or replace such components

37. Mold When water leaks or spills: Act quickly
In most cases, if wet or damp materials/areas are dried 24 to 48 hours after a leak or spill occurs, then mold will not grow
Mold can grow essentially anywhere. On the outside of a home, it can grow on anything from lawn chairs to grass. It only takes water 48 hours for mold to grow. Discuss bullet points.

38. Mold
Bathroom tips:
Places often or always damp can be hard to maintain completely free of mold
Increasing ventilation (exhaust fan) and cleaning more frequently will usually prevent mold from recurring

39. Underground Oil Storage Tanks (USTs)
Can be buried outside next to the house. Look for the vent and fill pipe.

40. Underground Oil Storage Tanks (USTs)
What is an “abandoned" UST?
Many USTs are no longer used, rendered obsolete by piped-in natural gas or electric baseboard heat
A UST that is no longer in use is considered to be abandoned
Discuss proper term “abandonment.”

41. Underground Oil Storage Tanks (USTs)
What should be done with an abandoned UST?
Department of Ecology and many local fire departments recommend permanent closure for abandoned USTs. The process of permanently closing a tank is referred to as "decommissioning"
A tank may be decommissioned by capping, filling it with an inert material such as slurry or foam, or by removing it from the ground
Decommissioning also involves removing heating oil and sludge from the tank
Each jurisdiction may have different requirements.

42. Underground Oil Storage Tanks (USTs)
Why decommission an abandoned UST?
Abandoned USTs are a potential source of contamination of the soil and groundwater and may pose a fire and explosion hazard under certain conditions
USTs can corrode and deteriorate and possibly cave in and collapse
USTs should be decommissioned whenever they are no longer used or whenever there are questions about their structural integrity or about their ability to hold product without leaking
Discuss bullet points

43. Underground Oil Storage Tanks (USTs)
Why decommission an abandoned UST?
Under the Model Toxics Control Act, a tank owner may be held liable for contamination caused by a leak
Many times the tank does not become an issue until the homeowner decides to sell the home and a buyer’s inspection is performed on the home
Discuss bullet points

44. Underground Oil Storage Tanks (USTs)
If an underground storage tank has leaked, what should be done?
Certain states have reporting requirements based on the extent of contamination found
Minor leaks or spills from residential heating oil tanks do not have to be reported because they affect only the soil near the tank
Discuss bullet points

45. Chinese Drywall
If the back of drywall reads: OR

46. Chinese Drywall
Came into the United States in approximately through at least 2007
Has been found throughout the United States and Canada
Contains high amounts of sulfur, which has the tendency to emit a rotten-egg smell and turns copper components like wiring, plumbing and internal HVAC equipment black, leading to corrosion of those components
Discuss bullet points

47. Chinese Drywall
Studies show that if some Chinese drywall is found in a home, it doesn’t mean that all ceilings and walls are covered with it — some surfaces may have been constructed with it while others weren’t
Any home containing Chinese drywall could lead to a very expensive repair
A general home inspection may not identify all Chinese drywall, as it is “a visual noninvasive inspection of readily accessible components”
Once the house is completed, it is difficult to see the stamping on the back side of the drywall
Discuss bullet points

48. Urea Formaldehyde (UFFI)
Formaldehyde is an important chemical used to manufacture building materials and numerous household products.
Sources of Formaldehyde:
Pressed wood products (hardwood plywood wall paneling, particleboard, fiberboard)
Urea-formaldehyde foam insulation (UFFI)
During the 1970s, many homeowners had UFFI installed in the wall cavities of their homes as an energy conservation measure. However, many of these homes were found to have relatively high indoor concentrations of formaldehyde soon after the UFFI installation
Discuss bullet points

49. Urea Formaldehyde (UFFI)
Looks similar to today’s spray foam type insulation:

50. Urea Formaldehyde (UFFI)
Health Effects of UFFI:
Can cause watery eyes, burning sensations in the eyes and throat, nausea and difficulty in breathing in some humans exposed at elevated levels
High concentrations may trigger attacks in people with asthma
Some people may develop a sensitivity to formaldehyde, and it has been shown to cause cancer in animals and may cause cancer in humans
Discuss bullet points

51. Property Inspections and Environmental Issues
Property inspectors provide visual inspections
Visual findings of environmental conditions can only be confirmed with scientific testing
Remediation should only be performed by licensed, qualified and certified specialists
Common sense should prevail when deciding whether to remediate
Ask your property inspector for recommendations

52. Thank you!