Mold, Radon, Lead & Septic Systems

Much has been made of indoor mold in advertising and the media lately, so it's a common concern for homeowners and buyers. It's common to find mold even in new homes. Whether you're selling your current home or looking into buying one, it's vital to get a mold inspection. Presence of active mold can drastically affect the resale value of any home.

For homeowners, a mold inspection will either put your mind at rest or make you aware of any problems that could otherwise cause delays or deal breakers once you've entered negotiations with a buyer. A professional mold inspection will give you a signed report from an expert before you put the home up for sale. Imagine being able to show a clean bill of health to potential buyers that express concerns theyll be impressed by your thoroughness and commitment to your home.

For buyers, getting a mold inspection will ensure that youre not surprised by costly clean up and the potential health hazards of mold. If any mold is found to be present and active in the home, the mold inspection will allow you to ask the seller to do the clean up prior to buying the home.

Everyone is exposed to some amount of mold on a daily basis, most without any apparent reaction. Generally mold spores can cause problems when they are present in large numbers and a person inhales large quantities of them. This occurs primarily when there is active mold growth.

For some people, a small exposure to mold spores can trigger an asthma attack or lead to other health problems. For others, symptoms may only occur when exposure levels are much higher.

The health effects of mold can vary. The production of allergens or irritants can cause mild allergic reactions and asthma attacks. The production of potentially toxic mycotoxins can cause more severe reactions, and in rare cases death.

Yes. If indoor mold is extensive, those in your home can be exposed to very high and persistent airborne mold spores. It is possible to become sensitized to these mold spores and develop allergies or other health concerns, even if one is not normally sensitive to mold.

Left unchecked, mold growth can cause structural damage to your home as well as permanent damage to furnishings and carpet.

According to the Centers for Disease Control*, "It is not necessary, however, to determine what type of mold you may have. All molds should be treated the same with respect to potential health risks and removal."

Yes. We offer thorough mold inspections that involve visual examinations of the most likely areas to harbor mold. We also take air samples indoors and out to determine whether the number of spores inside your home is significantly higher. If the indoor level is higher, it could mean that mold is growing inside your home.

First address the source of moisture that is allowing the mold to grow. Then take steps to clean up the contamination. Here are helpful links to lean more about cleaning up mold in your home.
"A Brief Guide to Mold, Moisture, and Your Home," Environmental Protection Agency
Controlling Mold Growth in theHome," Kansas State University
*Sources: California Department of Health Services Indoor Air Quality Info Sheet, "Mold in My Home: What Do I Do?"revised July 2001 Centers for Disease Control and Prevention, "Questions and Answers on Stachybotrys chartarum and other molds" last reviewed November 30, 2002

There are cracks in the foundation. Nothing structural. Nothing thats going to threaten the stability of the home, but they're there. Nooks, crannies and holes through which seeps an invisible threat. Colorless, odorless and undetectable by your average human, it is none the less the second leading cause of lung cancer in the United States.

Radon gas - even the name sounds ominous, evoking images of radiation and nuclear devastation is created when uranium in the soil decays. The gas then seeps through any access point into a home. Common entry points are cracks in the foundation, poorly sealed pipes, drainage or any other loose point. Once in the home, the gas can collect in certain areas especially basements and other low-lying, closed areas and build up over time to dangerous levels. The Environmental Protection Agency of the US Government has set a threshold of 4 pico curies per liter as the safe level. As humans are exposed to the gas over a period of years, it can have a significant and detrimental effect.

How widespread is the problem Radon has been found in homes in all 50 states. Certain areas are more susceptible than others (http://www.epa.gov/radon/zonemap.html), but no location is immune. Concentrations of radon-causing materials in the soil can be either natural or man-made. Homes built near historic mining operations may be at higher risk. The only way to tell for sure is to have a home tested.

Testing for radon comes in two forms: active and passive. Active devises constantly measure the levels of radon in a portion of the home and display those results. Passive devices collect samples over a period of time and then are taken away and analyzed. Either method can help you determine your level of risk. Do-it-yourself kits are available from a number of outlets, normally with passive devices. Over a period of days, the device is left in the lowest level of the home which is normally occupied. This eliminates crawl spaces under the house, but includes finished or unfinished basements. Then the results are analyzed by a professional. The other option is to engage a qualified professional to conduct the tests properly. The EPA web site (http://www.epa.gov/radon/manufact.htm) provides information on finding an appropriate resources and testing devices.

If high concentrations of radon are found in your home, you have several options. Since radon is only a problem when it is concentrated in high volume, improving the ventilation in an area is often sufficient to solve the problem. In other cases, it may be necessary to limit the amount of radon getting into the home by sealing or otherwise obstructing the access points. Once again, a professional should be engaged to ensure that the radon is effectively blocked. Typical radon mitigation systems can cost between $800 and $2500, according to the EPA.

If you're buying or selling a home, radon can be a significant issue. Buyers should be aware of the radon risk in their area and determine whether a radon test is desirable. When in doubt, the EPA always recommends testing. The cost of the test can be built into the house price. If test results already exist, make sure they are recent or that the home has not been significantly renovated since the test was performed. If in doubt, get a new test done. If you're selling a home, having a recent radon test is a great idea. By being proactive, you can assure potential buyers that there is no risk and avoid the issue from the start.

So whether you have an old home or a new one, live in an old mining town or in the middle of the Great Plains, radon is a reality. But it is a reality that we can live with. Proper testing and mitigation, can eliminate radon as a health threat. For more information, visit the EPA web site on radon at http://www.epa.gov/radon">https://www.epa.gov/radon.

It seems that we hear a lot about environmental concerns these days. Much of it is simply the result of a greater awareness than in the past. And even though there isnt anything to be concerned with in most homes, there are still a number of potential home environmental issues that buyers should be aware of.

Water quality is probably the most common concern and the one most often tested for. Typically, a basic water quality test will check pH, water hardness, the presence of fluoride, sodium, iron and manganese, plus bacteria such as E-coli. Additionally, water may be tested for the presence of lead or arsenic.

In homes built before 1978, lead based paint may be present. Generally, if the lead based paint is in good condition, not cracking or peeling, it is not a hazard. If the condition is hazardous, the paint will either need to be removed or sealed in such a manner as to eliminate the hazard.

Another common environmental concern with the home is radon. Radon is a radioactive gas that comes from the natural decay of uranium in the soil. Pretty much all homes have some radon present, tests can determine if the level present is higher than what is considered safe. If the level is too high, a radon reduction system will need to be installed.

In older homes built more than 30 years ago, asbestos was used in many types of insulation and other building materials. If the asbestos is releasing fibers into the air, it needs to be removed or repaired by a professional contractor specializing in asbestos cleanup. But, if the asbestos material is in good repair, and not releasing fibers, it poses no hazard and can be left alone.

Septic Tank Inspection

If you are buying a home with a septic tank, you should consider having it inspected by a professional septic contractor. Our standard home inspection does not include this type of specialized, intrusive inspection. To properly inspect the system, the contractor will need to dig holes to access the underground parts of the system. This will include inspecting the tank, as well as the leach field.

It makes good sense to have the tank pumped at the time of this inspection. A professional septic contractor can perform both the inspection and pump the tank, killing two birds with one stone and assuring that you begin with an empty tank and a system that has been inspected. Often, you can negotiate with the seller to have them pay for the pumping.

Warning! This house could be hazardous to your health!

You'd be hard pressed to sell a home with such a label attached to it. And yet, many older homes in the United States might qualify. You see, prior to 1978, paints and other products containing lead were widely used in homes and offices. Chipping and pealing paint can expose occupants to this hazardous material. In addition, many older plumbing systems utilized lead-based solder to join pipes. This lead can leach into the water, especially when running hot water. In certain areas, high concentrations of lead can even be found in the ground soil.

Unknown in years past, it is now clear that lead causes a number of health-related problems. In children this can include growth and learning disabilities, headaches and even brain damage. Adults are not immune either. High levels of lead have been tied to problem pregnancies, high-blood pressure and digestive problems.

Before you buy or sell an older home, you need to know what hazards may exist. If selling, federal law stipulates that you must disclose any lead-based paint in the home. If you're buying, you want to know what hazards may be lurking in the walls, as well as in the pipes, before you put up your earnest money. If you suspect that a house contains high levels of lead, you should contact a qualified professional to do an inspection. These tradesmen use a range of tools from the well-trained eye to complex, specialized equipment to detect lead levels and recommend appropriate solutions. The National Lead Information Center (http://www.epa.gov/lead can help you find a resource.

Many solutions exist for cleaning up lead concentrations. Depending upon your situation, you may find one of these an adequate solution. Removing lead-based paint, for example, may be as much trouble as it is worth. First, just the act of stripping the paint from the walls is likely to create dust and debris which is more likely to be ingested. Given these hazards, you should consult a certified contractor to complete this kind of work. Short of removing the paint, you may be able to get by with covering the old, lead-based paint with a coat of sealant specifically designed for this purpose. Once again, a certified contractor will be able to recommend an appropriate solution. Financial assistance is even available in certain circumstances.

So even though a house may not carry a warning label from the EPA, a little common sense and a sharp eye should keep your family safe.