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Below are some tips we feel you may find
useful when buying our selling your home. Click on a title below to jump
right to that section, or browse the page in it's entirety. Residential Waste Water Treatment
Improperly functioning sewerage systems and cesspools are a major cause of the pollution of our coastal waters, rivers, and water supply. As of March 31, 1995, onsite sewerage disposal systems are governed by the State Environmental code, commonly known as Title V (310CMR 15.00). Title V requires septic systems and cesspools to be inspected before a home is transferred or enlarged. Regulations The purpose of the inspection is to provide sufficient information to make a determination as to whether or not the system is adequate to protect public health and the environment. Approved System Inspectors are charged with the responsibility of inspecting systems in accordance with 310 CMR 15.302, 15.303. If conditions exist that show the system is failing to protect the public health or the environment, the system must be repaired, replaced or upgraded. Systems are required to be inspected when:
Inspection The System Inspection Form, developed by the DEP, must be completed by an Approval System Inspector and submitted to the local authorities (the local Board of Health in most cases); the form consists of three parts: Certification, Checklist and System Information. The Certification section provides information on the property being inspected and the inspector. It also presents the results of the inspection. A system can pass inspection, fail inspection, conditionally pass inspection or need further evaluation by the Local Approving Authority. A system is conditionally passed if the system violates one of the failure criteria, but the nature of the violation is such that it can be easily corrected with a minor repair or replacement to the system. Further evaluation required by the Board of Health will usually occur if the system is a cesspool and located within 50 feet of surface water, or a specific system and within 100 feet of drinking water. The completed inspection form must be submitted to the health department within 30 days of inspection. Minimum requirements for a specific system inspection would include:
Minimum requirements for a cesspool inspection would include:
Inspections are valid for two years, unless the system has been pumped on an annual basis and pumping records are available, then the inspection is valid for three years. If weather does not permit inspection to be done prior to transfer, the inspection must occur as soon as weather permits, but no later than six months after transfer. If an inspection is not required, an owner may perform a voluntary assessment of the condition and operability of the system. The inspector would not be required to complete or submit an inspection report. Administration A local Approving Authority regulates most residential systems, which in most cities and towns would be the Board of Health (BOH). The BOH is responsible for receiving and maintaining Inspection Reports and issuing Certificates of Compliance. They also issue permits for repairs, upgrades or new systems. All state and federally owned systems are regulated by the DEP. Large systems (10,000 gallons per day) are also regulated by the DEP and must be located 400 feet from a drinking water supply and inspected every three years. The local BOH or the DEP can approve upgrades that bring the systems as close to full compliance and possible using the concept of Maximum Feasible Compliance. Using this concept some of the options may be shared systems or alternative technology. Other options may also be available and would be considered on a case by case basis. Assistance Several government and private agencies provide financial assistance for repairs and/or upgrades. FAH and MHFA offers financing to qualified individuals. Under the new state “Betterment Law”, cities and towns can offer up front financing and recover costs by assessing the property owners tax bill. Individuals are also eligible for a state tax credit for up to 40% of the cost of upgrading or repairing the system. Homeowners can claim a $1500 tax credit a year with maximum of $6,000, over a four-year period. What is Radon? Radon is naturally occurring, odorless, colorless, radioactive gas that escapes to the atmosphere from uranium-bearing surface rocks and soil or from ground water containing dissolved radon. Because radon is a gas it can find its way into a building through cracks or openings in the foundation. Radon gas itself decays into radioactive solids, called radon daughters. Radon daughters attach themselves to dust particles in the air and can be inhaled. The World Health Organization, the U.S. Department of Health and Human Services, and the EPA have classified radon as a “Class A” carcinogen, because of the wealth of biological and epidemiological evidence and data showing the connection between exposure to radon and lung cancer. Risks The Massachusetts Department of Public Health estimates that one in four homes contain high levels of radon. The EPA ranks radon as its greatest environmental problem in terms of potential cancer deaths per year. Exposure to radon can lead to lung cancer. The National Cancer Institute (NCI) estimates that 10% of annual lung cancer deaths in the U.S. are liked to residential radon. Radon can also enter the home through the home’s water supply. Radon is generally not found in public water supplies, but it can be found in well water. The radon gas is released into the air when water is used for showering or other household uses. Tests have shown that during a shower using water with high radon levels, the bathroom levels of radon can increase from 1pCi/l to several thousand pCi/l within minutes. Testing Testing must be performed in an undisturbed area for at least 48 hours. Testing devices are either passive such as, canisters containing charcoal, electret ion chambers or alpha track detectors, or active devices including different types of continuous motors, requiring electricity and a trained technician. If test results range between 4 pico curies per liter (pCi/l) and 10pCi/l, the EPA recommends long term testing and remediation if test results are above 10pCi/l, the EPA recommends a second short term test and remediation if the average of the two tests is above 4pCi/l. Health authorities like the Center for Disease Control (CDC), the Surgeon General, the American Lung Association, and the American Medical Association all recommend action when the radon level is above 4 pCi/l. If a home air test high for radon and the home has well water, the water should also be tested. Remediation Indoor radon exposure can be reduced and radon problems in homes can be fixed. Homes with high levels of radon gas can be fixed with straightforward technique that vent gas to the outdoor air preventing it from building up indoors or methods that seal gases out of the building. Cost to remediate a home can range from $300-$1200. However, cost can be much higher under certain conditions. Radon can easily be removed from the household water supply. The most effective treatment is to remove radon before the water enters the home; this is called a point-of-entry treatment. What is UFFI? Urea Formaldehyde Foam Insulation is a type of foam insulation used in the U.S. between the late 1960’s and 1980’s. It consists of three basic ingredients: Urea, Formaldehyde resin, and a surfactant often referred to as a foaming agent or catalyst. UFFI was an inexpensive, highly effective insulation installed in almost 100,000 homes (especially in the northeast). Massachusetts banned the use of UFFI in 1979. Hazards After installation UFFI may give off formaldehyde gases. Reaction to formaldehyde is described as a sensitivity or allergic reaction to chemical. Often the eye, nose, and throat are irritated by exposure. Some estimate that 10-20% of the population is allergic or hypersensitive to formaldehyde. Problems for a sensitive person can include coughing, sneezing, vomiting, nosebleeds, headaches, and dizziness. Pulmonary edema and spasm of the windpipe, in the sever reaction, could pose serious medical emergency. Formaldehyde has been shown to cause cancer in animals and the EPA has classified it as a probable carcinogen for humans. While there is no indoor air standard for formaldehyde, levels of .1ppm is commonly used as a guideline in homes. Studies have shown a strong correlation between the age of UFFI and levels of formaldehyde in the air. Formaldehyde levels in UFFI houses have dropped significantly since its installation in the 1970’s. Today formaldehyde exposure from UFFI is not a public health threat. However, formaldehyde can be released from UFFI if it is allowed to get wet or dam, or is exposed to excessive heat. Legal Disclosure As of July 1996, the State of Massachusetts requires the seller/landlord to disclose to buyers/tenants the presence of UFFI. If UFFI is present in the home, the seller must provide an air quality test. Underground Storage TanksRegulation Department of Fire Services (DFS) regulates the installation, maintenance, and removal of underground tanks. The agency relies primarily upon the local fire departments to ensure that this work is done in accordance with the law. For tank removals, local fire officials issue the necessary permits, determine when conditions are safe for excavation, and respond to emergencies or public safety hazards. They also ensure that measurements are made for contamination when the tanks are removed. State law does not require the removal of a residential underground tank, unless they are leaking or abandoned. There may be different local requirements. Since 1993 all underground storage tanks must be retrofitted with an overspill device to prevent spills during filling. Hazards Many underground home heating oil tanks are the same type of 275-gallon bare steel tanks that re in basements or garages. These tanks were not designed to be buried and, if left in place, will eventually rust and leak. Even larger tanks that were specifically designed for underground use can leak if they do not have adequate corrosion protection. Even if an underground tank is not leaking yet, the odds of a leak happening increase as the tank gets older. Even small, slow leaks can pose serious threats to family, neighbors and the environment if they go undiscovered for a long time. Leaking petroleum products can contaminate the ground water with several known carcinogens. And, if the tank does leak, cleanup could be costly. Contamination may be indicated by signs of a damaged tank, damaged pipes, soil that is stained or gives off strong odors, a sheen on the groundwater, or environmental test results. Under State law, a measurement for contamination is required within 24 hours of a tank removal. The basic inspection is a sight, smell and physical check of the tank and the surrounding soil. Sampling and analysis is recommended if the tank is located near any wells, drinking water supplies, wetlands, ponds or streams, or if there are any indications that contamination is present. In limited circumstances, tanks can remain in the ground if the local fire department approves. Typically, leaving a tank in place will be allowed only if its removal will jeopardize the structural integrity of a home. Even if the fire department allows a tank to be left in place, it will need to be cleaned and filled with sand and concrete, and the are around it checked for contamination. Massachusetts’s law (M.G.L. 148 section 26E) requires that at every closing of residential real estate, a smoke detector certificate is presented. This means that before a transfer of residential property takes place, the local fire department inspects the property, test the smoke detectors to verify that they are in good working order and in the proper location. The fire department then issues a Certificate of Compliance. The responsibility and cost to install the smoke detectors and obtain the certificate is the seller’s. The exact number, location, type of smoke detectors, and fee for the certificate is determined by the local fire department as long as they meet the state requirements. AsbestosWhat is asbestos? Asbestos is a mineral, mined in much the same way as other minerals, such as iron, lead, and copper. There are many varieties of asbestos: the three most commonly are chrysotile, amosite, and crocidolite. Chrysotile fibers are pliable and chylindrical, and are often arranged in bundles. Amosite and crocidolite fibers are like tiny needles. Unlike most minerals, which turn into dust particles when crushed, asbestos breaks up into fine fibers that are too small to be seen by the human eye. Often individual fibers are mixed with a material that binds them together, producing asbestos containing material (ACM). While it is often possible to “suspect” that a material or product contains asbestos by visual determination, actual determinations can only be made by instrumental analysis. Until a product is tested, it is best to assume that the produce contains asbestos, unless the label or the manufacturer verifies that it does not. History The first commercial asbestos mine—a chrysotile mine—opened in Quebec, Canada, in the 1870’s. Crocidolite asbestos was first mined in South Africa during the 1980’s. Amosite asbestos also comes from Africa and was first mined in 1916. Asbestos appealed to manufactures and builders for a variety of reasons. It is strongly yet flexible and it will not burn. It conducts electricity poorly, but insulates effectively. It also resists corrosion. Asbestos may have been so widely used before few other available substances combine the same qualities. One study estimated that 3,000 different types of commercial products contained asbestos. The amount of asbestos in each product varied from as little as one percent to as much as 100 percent. Many older plastics, paper products, brake linings, floor tiles and textile products contain asbestos, as do many heavy industrial products such as sealant, cement pipe, cement sheets, and insulation. The final Asbestos Ban and Phaseout Rule prohibits the manufacture, processing and importation of most asbestos products. Asbestos was first used in the United States in the early 1900’s, to insulate steam engines. But until the early 1940’s, asbestos was not used extensively. However, after World War II, and for the next thirty years, people who constructed and renovated schools and other public buildings used asbestos and asbestos-containing materials (ACM) extensively. They used AMC primarily to fireproof, insulate, soundproof, and decorate. The Environmental Protection Agency (EPA) estimates that there are asbestos containing materials in most of the nation’s approximately 107,000 primary and secondary schools and 733,000 public and commercial buildings. Risks When asbestos fibers are in the air, people may inhale them. Because asbestos fibers are small and light, they can stay in the air for a long time. People whose work brings them into contract with asbestos may inhale fibers that are in the air: this is called occupational exposure. Workers’ families may inhale asbestos fibers released by clothes that have been in contact with ACM: this is called paraoccupational exposure. People who live or work near asbestos-related operations may inhale asbestos fibers that have been released into the air by the operations: this is called neighborhood exposure. The amount of asbestos a person is exposed to will vary according to:
It is estimated that between 1940 and 1980, 27 million Americans had significant occupational exposure to asbestos. People may also ingest asbestos if they eat in areas where there are asbestos filters in the air. Damaged ACM is more likely to release fibers than non-damaged ACM. In a 1984 survey, EPA found that approximately 66 percent of those buildings that contained asbestos contained damaged ACM. If ACM, when dry, can be crumbled by hand pressure, a condition known as “friable”, it is more likely to release fibers than if it is “non-friable.” Fluffy, spray-applied asbestos fireproofing material is generally considered “friable.” Some materials, which are considered “non-friable”, such as vinyl-asbestos floor tile, can also release fibers when sanded, sawed or otherwise aggressively disturbed. Materials such as asbestos cement pipe can release asbestos fibers if broken or crushed when buildings are demolished, renovated or repaired. ACM which is in a heavy traffic area, and which is therefore often disturbed, is more likely to release fibers than ACM in a relatively undisturbed area. Once inhaled, asbestos fibers can easily penetrate body tissues. They may be deposited and retained in the airways and lung tissue. Because asbestos fibers remain in the body, each exposure increases the likelihood of developing an asbestos-related disease. Asbestos related diseases are; Asbestosis, a serious, chronic, non-cancerous respiratory disease, Mesothelioma, a rare form of cancer, Lung Cancer, and other forms of cancers. Evidence suggests that ingesting asbestos may cause cancers in the esophagus, larynx, oral cavity, stomach, colon and kidney. Regulations The U.S. Environmental Protection Agency and the Occupational Safety and Health Administration (OSHA) are responsible for regulating environmental exposure and protecting workers from asbestos exposure. OSHA is responsible for the health and safety of workers who may be exposed to asbestos in the work place, or in connection with their jobs. EPA is responsible for developing and enforcing regulations necessary to protect the general public from exposure to airborne contaminants that are known to be hazardous to human health. In spite of the fact that it is unwise to do so, law prohibits the homeowner, from repairing or even removing the asbestos-containing material in his/her home. What Contains Asbestos?
Points to Remember Asbestos is only dangerous when it’s deteriorated to the point when it’s tiny fibers can be released into the air and inhaled. If the material is solid (in appearance and to the touch) and maintained in good condition, it presents no problem. If the asbestos-containing material in your home has become deteriorated for some reason, there’s a good chance you can solve the problem without removal. Removal is generally the last resort, because it involves disturbing the material and sending more fibers into the air. Removal of Asbestos is regulated by DEP and requires notification to the DEP, the local BOH and in certain cases the EPA. Massachusetts State law requires the removal or encapsulation of any damaged asbestos.
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