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Martha's
Vineyard Real Estate Environmental Issues
With increased science comes increased
knowledge; therefore, more information becomes available
every day about potential home environmental issues. Martha's
Vineyard real estate buyers should be aware of such things
as water quality, radon, mold, lead paint, asbestos and
UFFI. The obvious way these problems are detected is from
a structural and systems home inspection. [Be sure to read
our article "Why you
should get a Home Inspection"] Most homes that
are tested reveal no major environmental problems, but if
a problem is discovered, the key is to intelligently evaluate
the test information and know what to do to remedy the problem.
A structural home inspector is not generally capable of
rendering conclusive judgement or mitigation sollutions
for all environmental issues. However, the inspector may
be able to detect the existance of environmental problems
in which case we would consult with an expert in that particular
area for an opinion on how to proceed.
The U.S. Environmental Protection Agency
has a search tool that will provide you with access to environmental
data and awareness of environmental activities such as the
location of heightened pollution or hazardous waste sites,
the location of watersheds, or Ultraviolet (UV) index forecasts
for The
Community Where You Live.
Sorcecard.org can provide you with a
Pollution Report
Card about all sorts of polution topics concerning the
air and water quality in your area.
MASSACHUSETTS NEW
CARBON MONOXIDE LAW:
WHAT HOMEOWNERS NEED TO KNOW
On March 31, 2006, all homes in the
Commonwealth equipped with fuel burning equipment that produces
carbon monoxide or had indoor parking (a garage) adjacent
to living areas were required to have Carbon Monoxide detectors
installed. The law, and the regulations that implement it,
apply to ALL Martha's Vineyard homes and not just those
that are being sold.
Below are some frequently asked questions by homeowners:
What is carbon monoxide (CO) and how is it produced
in the home?
Carbon monoxide (CO) is a colorless, odorless,
poisonous gas. Appliances fueled with natural gas, liquefied
petroleum (LP gas), oil, kerosene, coal, or wood may produce
CO. The federal government estimates that over 500 people
in the United States die unintentionally every year from
CO. Thousands people go to hospital emergency rooms for
treatment for CO poisoning.
As a Homeowner in the Commonwealth, what do I need
to do to comply with this new law?
As it stands today, post March 31, 2006 you must
install a carbon monoxide detector on every level of your
home, excluding unfinished basements, attics and crawl spaces.
Detectors that are installed on levels of the home which
contain sleeping areas must be placed within ten feet of
the bedroom door; therefore some homes may require more
than one detector on certain levels. The Mass.Gov website
for the Executive Office of Public Safety (EOPS) as a section
with all sorts of information pertaining to Carbon
Monoxide Safety.
What kind of Carbon Monoxide Detectors must I install
in my home & how should I install a Carbon Monoxide Detector?
The current law provides a choice to homeowners
to install either battery operated, plug-in with battery
back-up, wireless detectors, a combination smoke/carbon
monoxide detector, or hard-wired detectors. These detectors
must be in compliance with Underwriter Laboratories (UL)
standard 2034. The package the detector is sold in will
indicate whether it meets this standard. CO alarms should
be installed according to the manufacturer's instructions.
Placement of Carbon Monoxide
Detectors is Important
Proper placement of a carbon monoxide detector
is important. If you are installing only one carbon monoxide
detector, the Consumer Product Safety Commission (CPSC)
recommends it be located near the sleeping area, where it
can wake you if you are asleep. Additional detectors on
every level and in every bedroom of a home provides extra
protection.
Homeowners should remember not to install carbon monoxide
detectors directly above or beside fuel-burning appliances,
as appliances may emit a small amount of carbon monoxide
upon start-up. A detector should not be placed within fifteen
feet of heating or cooking appliances or in or near very
humid areas such as bathrooms.
When considering where to place a carbon monoxide detector,
keep in mind that although carbon monoxide is roughly the
same weight as air (carbon monoxide's specific gravity is
0.9657, as stated by the EPA; the National Resource Council
lists the specific gravity of air as one), it may be contained
in warm air coming from combustion appliances such as home
heating equipment. If this is the case, carbon monoxide
will rise with the warmer air.
Note: There are specific requirements for combination
alarms, before purchasing one please review the requirements
of combination alarms with your local fire department. Like
its inspections for smoke detectors, the local fire department
is required to inspect each dwelling for compliance with
the carbon monoxide law before sale. To read the entire
regulation as of 12-6-06, follow this link: 527
CMR 31.00: Carbon Monoxide Alarms . I understand these
regulations may be changing again.
We plan to build a new home, are there additional
requirements for new construction? Are there any other laws
I should know about?
The state building code will govern additional
requirements for new construction. It is believed that it
will require hardwired carbon monoxide detectors for new
construction or for homes who undergo substantial renovations.
More information about the state building code may be obtained
by reviewing the Massachusetts
Building Code 6th Edition. Currently, there are certain
plumbing regulations which may require a hard-wired CO detector
to be installed with certain appliances. For more information
check with the plumber who completes your installation.
It is possible that your local city or town might have enacted
stricter requirements, therefore you should check with your
local fire department.
*This publication is provided
as a service to members of the Massachusetts Association
of REALTORS® and is intended for educational use only. Opinion
or suggestions in this publication do not necessarily represent
the official policies or positions of the Massachusetts
Association of REALTORS®. The Massachusetts Association
of REALTORS® does not accept responsibility for any misinterpretation
or misapplication by the reader of the information contained
in this article. The publishing of this material does not
constitute the practice of law nor does it attempt to provide
legal advice concerning any specific factual situation.
FOR ADVICE ON SPECIFIC LEGAL PROBLEMS CONSULT LEGAL COUNSEL.
Last revised 2/6/06
Water Quality
Water quality is probably the environmental issue of most
concern to Martha's Vineyard real estate buyers. Typically,
a basic water quality (potability) 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. More information on this
subject can be had by contacting The
Dukes County Water Testing Laboratory.
Radon
Another common environmental concern
with homes on Martha's Vineyard is Radon.
What the heck is Radon?
It's a radioactive gas. It's colorless, odorless
and undetectable by most humans.
So why do I have to worry about
it?
Over a period of years, exposure to Radon gas can have a
significant and detrimental effect on your health. Radon
is the second leading cause of lung cancer in the United
States. (Click
here to learn more about Radon)
Mold
We are hearing a lot about mold these days. Molds produce
tiny spores that reproduce. Mold spores waft through the indoor
and outdoor air continually. When mold spores land on a damp
spot indoors, they may begin growing and digesting whatever
they are growing on in order to survive. There are molds that
can grow on wood, paper, carpet, and foods. When excessive
moisture or water accumulates indoors, mold growth will often
occur, particularly if the moisture problem remains undiscovered
or un-addressed. There is no practical way to eliminate all
mold and mold spores in the indoor environment; the way to
control indoor mold growth is to control moisture. Martha's
Vineyard is generally a moist climate because it’s an
Island surrounded by water. Most homes employ dehumidifiers,
especially in basements and crawlspaces. Molds can trigger
asthma episodes in sensitive individuals with asthma. For
further information: "A
Brief Guide to Mold, Moisture, and Your Home," - Environmental
Protection Agency.
Lead Paint
In Martha's Vineyard 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 need either to
be removed or encapsulated in such a manner so as to eliminate
the hazard. This can be a very costly process so make sure
you investigate it thoroughly. The
National Lead Information Center (NLIC).
Asbestos
Asbestos was used in many types of insulation and other building
materials in Martha's Vineyard homes built more than 30 years
ago, Only when asbestos is brittle and flaking, releasing
fibers into the air, does it need to be removed, repaired
or encapsulated 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. Again, this can be very costly so investigate
it thoroughly. The
Environmental Protection Agency has a New England Q&A on Asbestos
here.
Urea-Formaldehyde
During the 1970s, many homeowners had urea-formaldehyde foam
insulation (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. Few homes
are now being insulated with this product. Studies show that
formaldehyde emissions from UFFI decline with time; therefore,
homes in which UFFI was installed many years ago are unlikely
to have high levels of formaldehyde now. I have found very
few homes on Martha's Vineyard with UFFI and with the passage
of time this has practically become a non-issue today.
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