Environmental Issues in the Home Instructor Joe Boersma, Owner, HouseMaster Home Inspections Knoxville, TN

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1 Environmental Issues in the Home Instructor Joe Boersma, Owner, HouseMaster Home Inspections Knoxville, TN Useful websites: site with explanations about various mold types and impact on health or house EPA publication on mold remediation in schools and commercial buildings EPA publication for Home Buyers or Home Sellers on Radon EPA publication on How to Fix Your Home for Radon EPA publication on well water contaminants and acceptable levels How safe is your Drinking Water (Sevier county), University of Tennessee study EPA Underground Fuel Tank closure guidelines EPA Introduction to Indoor Air Quality, Carbon Monoxide EPA publication on Asbestos EPA publication on Lead

2 Home Inspections. Done Right. Since MAKE MOLD UNWELCOME IN YOUR HOME Mold spores are present everywhere. Mold growth is most prolific in warm, damp weather, but high indoor moisture levels and poor ventilation can contribute to mold growth any time of year. To help reduce the potential for mold, provide adequate air circulation and reduce moisture levels in mold-prone areas, such as basements and storage areas. Avoid storing items directly against walls in potentially damp areas, which restricts air circulation and trap moisture against surfaces. Also consider placing boxes and storage containers on blocks or pallets to allow for air flow. If you re going away for an extended period of time, remember that a closed-up house usually creates an environment where air changes occur very slowly. Any water vapor present can condense on the cooler surfaces and allow mold to grow as the temperature warms up. Frequent air change will help control moisture levels and keep moisture and mold spores from building up. When outdoor weather is appropriate, promote air flow and air changes by using air circulating fans and/or opening the windows slightly. Dehumidifiers can help remove moisture from the air, but realize mold spores will remain. Problems may re-occur when moist conditions return. When water leaks or spills occur indoors - act quickly. If wet or damp materials are removed or allowed to dry out within hours after a leak or spill happens, in most cases mold will not grow. Since prevention is always the best way to keep a home fit, the following tips can avoid the potential health and financial burdens associated with mold. 1. Repair or reseal roof flashings when damaged or worn. 2. Clean gutters regularly. 3. Make sure the ground slopes away from your house foundation. 4. Pipe downspout water discharge points away from the foundation. 5. Keep air conditioning drip pans clean and the drain lines unobstructed. 6. Check the condition of all water piping, fittings, and fixtures periodically. 7. Vent appliances that produce moisture, such as clothes, dryers to the outside. 8. Keep indoor humidity low. Use air conditioners and/or de-humidifiers when needed. 9. Use exhaust fans or open windows whenever showering or cooking for extended periods. 10. Increase ventilation or air movement by opening doors and/or windows, when practical. 11. Cover cold surfaces, such as cold water pipes, with insulation. 12. Add a moisture barrier over dirt floors in crawlspaces. 13. Make sure attics and crawlspaces are vented properly. 14. If you see condensation or moisture collecting on surfaces, act quickly to dry the wet surface and reduce the moisture/water source. Remember, these tips are only general guidelines. Since each situation is different, contact a professional if you have questions about a specific situation! Joe Boersma joe.boersma@housemaster.com

3 OCCUPANT COMPLIANCE WITH CLOSED HOUSE CONDITIONS For conducting a short-term radon test in Tennessee, the Environmental Protection Agency s definition of closed-house conditions is used as guide for all closed house condition verifications. The US EPA requires that closed-house conditions are established (12) hours before conducting short-term tests, verified before deploying any devices and maintained during the test. The following conditions must remain in tact for the duration of a testing period less than 4 days (96 hours): All external doors and windows must be kept closed; except for the time-required to enter and or exit External-internal air exchange systems (other than a furnace or central air conditioning) must not be operated; exhaust fans and window air conditioners should not be operated Fireplaces or wood stoves should not be operated; the dampers should remain closed (exemption: primary heat source) Permanent radon mitigation systems should be functioning (on) for at least 24 hours prior to and during the measurement period Winds should be less than 30 miles per hour Tamper indicating controls may be utilized; results may be invalid if Closed House Conditions are not maintained or if evidence of tampering is found. I am required to explain these closed house conditions to a responsible occupant of the house to be tested or their designated representative before a short- term screening test. If this measurement is to satisfy the requirements of a real estate transaction, please complete the highlighted areas. Your signature is requested to verify that we have met this obligation and that the conditions listed above were maintained during the test period. I am an occupant or a designated representative of the seller. I read and understand the conditions listed above. I had the opportunity to ask questions. By signing below, I verify that said conditions were adhered to during the testing period. Name (printed please) Signature: Date: Circle whichever applies: Occupant or Designated Representative If you feel conditions were violated, please provide a short explanation on the reverse. Radon Technician: Date

4 Radon in Homes What is Radon? Radon is an odorless, colorless radioactive gas, which is formed by the natural breakdown of uranium in soil. Radon can be found in high concentrations in rock and soil that contains granite, shale, phosphate and uranium, or even fill soil containing industrial waste. How does Radon enter a Home? Radon gas moves through the soil toward the earth's surface where it either safely dissipates in outdoor air or seeps into buildings through cracks and gaps in the building's foundation. Radon can also be introduced into a building or home through the water supply, particularly if there is a private well. Certain building products, such as the stone used for a fireplace, can also be a source of radon gas. 25"O'OfJ EPA,estimates 20,O'OfJ that radon ClUI!S'e:S' tho!js,(ilids,qfecli'~cer d,rmjhsin the ns. oodil,rem': 15,OfJfJ 5,O'OfJ o j , RAD()j f" Drunk (JaviRg Falls Dm wnings Horne itt lhe Ares t#:mre,*'~ ~ tkitiroatm;to =0;;' iilbmit 2,l.OiW [rmg' m.~ drnth!. Pf:t" y=.ar.t:m!ding,ro, EP.4 5 J003 ~~Nt irifi/j:ff;:;,frrjmrtildfj.~ir.!,ei'q= (lli&!.411l~r-o:j-oij:l)_ 1li'~m.!fflo..vr.;: qfikaih:;,ftom m~il'r,c=i:1~'~ i!idtm.frtjm t~~c'~_t;!',~r.rfor I)i:;.= C'.'\'li!m! ami P:r;.;lI!ilmUm 5 2~Oj<l1W~'l\iiJ<J'ioJ_li?l C;'m,,~:t" for Jl(Ju')' Pw!.'Imti,on ami C&ltm!,~port tmfi Z:1J@Ij,~aI ~ Qw:ojt:;/l R.;port~, GuseMaste Why be concerned? Research indicates that once trapped inside a home, radon can accumulate to the point where it can be harmful to the occupants. Actually, it is the breakdown of radon into what is referred to as radon decay products (or radon daughters) that represents the greatest concern. These radioactive products become attached to airborne particles, which can be inhaled and ultimately cause lung tissue damage and cancer. Smokers are especially prone to the adverse effects of long-term radon exposure. What is acceptable Radon levels? In the United States, the Environmental Protection Agency has established a continuous exposure level of 4 (or more) picocuries per liter (pci/l) as the action level. If a house tests above 4 pci/l, remediation is recommended. These measurements do not necessarily represent a safe amount of radon; rather they serve to provide guidance in determining when remedial action is advisable. Radon levels in these ranges are also deemed the point to which conventional radon remediation methods can be expected to lower radon levels in a home in most cases.

5 What is the probability that a home has a Radon problem? The potential for radon in any particular home is dependent on a number of variable factors such as the underlying soil composition, the type of construction materials and methods used, weather conditions, and even occupant lifestyle. Radon concerns tend to be greatest in hilly or mountainous regions, and less of an issue in sandy coastal areas. But pockets of radon-producing elements can be found almost anywhere. The U.S. Environmental Protection Agency ( provides information on radon and maps for the USA & Tennessee. (It is estimated that 30-35% of homes have a Radon problem in East Tennessee.) II Zone I Hi.ghest Potential (greater than.4 ]pcill) II Zone 2 Moderate Potential (from 21[0.4 JlCi/L) II Zone 3 Low Potential (less than 2 pcilll) How is Radon measured? Testing should follow EPA Protocol 402-R Test devices should be located in lowest inhabited room of home for a minimum of 48 hours and follow closed house protocols (windows & doors closed). There are many testing devices. The most common testing devices include charcoal canisters, liquid scintillation and radon monitors. How do you correct a Radon problem? Since radon gas is naturally occurring, it cannot be eliminated; but it can be controlled. Once the radon level in a particular house is quantified using one of several recognized radon-testing methods, steps can be taken to lower the radon level and the potential health concern. There are several methods that can be used to lower radon levels. Radon mitigation systems include ventilation systems, pressurization of the basement air, and block wall ventilation. However, the most commonly used and effective radon mitigation method is sub-slab suction. This method makes use of plastic piping, installed through the floor slab of a house, basement, or even crawlspace, and a low-volume, continuously operating fan to create a negative-pressure within the piping. This draws in radon laden air from below the house and vents it harmlessly to the exterior. What should I advise my clients? The EPA and HouseMaster advise that every home be tested for Radon. Disch arg e Joe Boersma Owner/Inspector