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Environmental Issues in the Home Reference Websites “Environmental Issues in the Home” Instructor – Joe Boersma, Owner, HouseMaster Home Inspections – Knoxville, TN Useful websites: http://www.doctorfungus.com/ --- site with explanations about various mold types and impact on health or house http://www.epa.gov/mold/pdfs/moldremediation.pdf --- EPA publication on mold remediation in schools and commercial buildings http://www.epa.gov/radon/pdfs/hmbuygud.pdf --- EPA publication for Home Buyers or Home Sellers on Radon http://www.epa.gov/radon/pdfs/consguid.pdf --- EPA publication on How to Fix Your Home for Radon http://water.epa.gov/drink/contaminants/index.cfm ---- EPA publication on well water contaminants and acceptable levels https://utextension.tennessee.edu/sevier/news/pages/news461.aspx --- How safe is your Drinking Water (Sevier county), University of Tennessee study http://www.epa.gov/oust/lust/site_closure.html --- EPA Underground Fuel Tank closure guidelines http://www.epa.gov/iaq/co.html --- EPA Introduction to Indoor Air Quality, Carbon Monoxide http://www2.epa.gov/asbestos --- EPA publication on Asbestos http://www2.epa.gov/lead --- EPA publication on Lead Home Inspections. Done Right. Since 1979. ® 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 24-48 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 865-622-3811 www.westknoxville.housemaster.com [email protected] 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 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. Why be concerned? Research indicates that once trapped inside a home, radon can accumulate to the point where 25"O'OfJ j------------------, it can be harmful to the occupants. Actually, it is the breakdown of radon into what is referred to EPA ,estimates 20,O'OfJ as radon decay products (or radon daughters) that radon that represents the greatest concern. These ClUI!S'e:S' radioactive products become attached to thO!js,(ilids 15,OfJfJ airborne particles, which can be inhaled and ,qfeclI'~cer d,rmJhsin ultimately cause lung tissue damage and the ns. cancer. Smokers are especially prone to the oodil,rem': adverse effects of long-term radon exposure. 5,O'OfJ What is acceptable Radon levels? In the United States, the Environmental o Protection Agency has established a continuous RAD()j f" Drunk Falls Dm wnings Horne exposure level of 4 (or more) picocuries per liter (JaviRg itt lhe Ares (pCi/L) as the action level. If a house tests t#:mre above 4 pCi/L, remediation is recommended. ,*'~ ~tKitiroatm;to =0;;' iilbmIt 2,l.OiW [rmg' m.~ drnth!. Pf:t" y= .ar.t:m!ding ,ro, EP.4 5 J003 ~~Nt These measurements do not necessarily 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 represent a safe amount of radon; rather they .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~, 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 GuseMaste can be expected to lower radon levels in a home in most cases. 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 II Zone I Hi.ghest Potential (greater than .4 ]pCilL) almost anywhere. The U.S. Environmental Protection Agency (www.epa.gov) provides II Zone 2 Moderate Potential (from 21[0.4 JlCi/L) information on radon and maps for the USA & Zone 3 Low Potential (less than 2 pCillL) Tennessee. (It is estimated that 30-35% of II homes have a Radon problem in East Tennessee.) How is Radon measured? Testing should follow EPA Protocol 402-R-92-004. 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).
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