| |
|
|
|
|
Below are explanations of the various types of home inspections and
their implications to you.
What is involved in a Home Inspection, and why is it done?
Once you have found a house you like and have agreed on a price with
the seller, you have the right to have the house inspected by a
licensed home inspector.
Your offer to purchase will specify the time period in which you can
have the inspection done, called the "home inspection contingency
clause". In all cases, you pay the inspector and the inspection
report is your property, not the sellers'.
The purpose of a home inspection is to identify major problem areas
and significant defects or safety issues in the house that are not
obvious to you during your showings with your realtor, such as with
the roof or heating system.
It should not be used as a “laundry list” for the seller to address
every item that comes up – every house that is not new and has been
lived in will have minor items of note.
If there are areas of concern to you, you have to notify the seller
in writing prior to the expiration of your "home inspection
contingency clause" in the offer. Once this is done, your agent will
help you negotiate with the seller to address them. Most sellers are
willing to work with you on this.
The results of this negotiation may be: a change in the house price;
the seller having repairs made prior to closing; or a credit to you
at closing for you to have the repairs made with your own vendors.
In extreme cases, you may decide to cancel your offer and withdraw
from the contract to purchase the home.
How do I find a good home inspector?
The Massachusetts Board of Registration maintains a website of Home
Inspectors whose qualifications have been evaluated and granted
licensure. The board publishes the list of licensed home inspectors
on their website.
This link should take you there. If not, copy and paste it into your
browser and hit enter.
http://www.state.ma.us/reg/boards/hi/zinfo/index.htm
You should contact friends and relatives for personal references and
check them against the list.
Can you recommend a good home inspector?
If I'm representing you as a seller's agent you can call me for
recommendations.
I have several with whom I have no business affiliation but from
personal experience would recommend for their proven commitment to
excellence.
Call me at 978-580-1069!
Lead Paint Testing & Certification
Especially important if the property was built before 1978
How do I know if a house has lead paint?
Lead paint disclosures are required to be provided to all buyers and
sellers of property constructed prior to 1978. The property transfer
notification certification form discloses property condition
regarding lead poisoning hazards; requires signatures of the seller,
agents and prospective buyers before signing a purchase and sale
agreement.
Where can I find out about lead paint inspectors?
The lists of Massachusetts lead paint inspectors and private risk
assessors are published by the Massachusetts Department of Public
Health.
This link should take you there. If not, copy and paste it into your
browser and hit enter.
http://www.state.ma.us/dph/clppp/clppp.htm
Scroll to the bottom of the page and click on Massachusetts Licensed
Lead Inspectors (PDF)
Mold and Real Estate
Common in the environment but it can harm you
What is mold (fungi)?
Molds, yeasts and other certain related forms constitute the
organisms known as fungi. We have all seen fungi growing on rotten
fruit, bread and damp leather. They may by green, black or white and
may appear to be fuzzy or sooty.
Fungi are plant-like & many consist of two parts - hyphae, which are
fungal filaments that form the body - and spores, which are
seed-like structures than can be used for reproduction. Some spores
contain mycotoxins and have been termed "toxic mold".
Fungi must subsist on organic matter such as wood or paper products.
In order for fungi to thrive, the following conditions are
necessary: An ambient temperature range of 40-100 degrees F; a humid
rich environment, generally greater than 60% humidity though usually
greater than 70%.
Mold is ubiquitous in nature, making up approximately 25% of the
earth's biomass, and thrives in many outdoor environments.
Why is mold in real estate a potential concern?
Mold (microbial agents) may cause four main types of illnesses in
humans: allergies; irritation; infectious disease; & toxic effects.
Microbial agents may serve as irritants to the respiratory tract
causing an increase in mucus flow and other types of symptoms. These
agents may cause infections in two manners: pathogenic infection -
this can develop in a relatively healthy individual with a normally
functioning immune system; and opportunistic infection - this can
develop in an individual with a compromised immune system or those
with or on chemotherapy, diabetics, asthma or antibiotics, HIV or
AIDS, physical or mental conditions affecting the immune system.
Some factors responsible for the concerns are the ability of the
agent becoming airborne in sufficient concentrations and the ability
of the agent to be respired by the susceptible host.
Are there any buildings more vulnerable to mold growth?
Any dwelling with a history of current water infiltration problems
as well as those structures with consistently high indoor humidity
levels or those with poorly designed components such as inadequately
vented attics and crawl spaces, as well as poorly designed or
maintained HVAC systems.
How do I know if mold is present within a dwelling?
Mold growth should be suspected when surfaces are discolored i.e.
"mildew" or if damp mildew odor is present which can represent mold
by-products such as - microbial volatile organic compounds (MVOC's).
This is especially true on organic surfaces.
If mold growth is suspected what should be done?
A trained indoor environmentalist or certified industrial hygienist
should be consulted to determine the presence of mold, its cause and
cure.
Are there any threshold limits in which mold is a concern?
Because all individuals have varying degrees of sensitivity to mold
there are currently no threshold limit values.
What is toxic mold?
Toxic mold refers to certain mold species that have spores that
contain mycotoxins such as stachybotrys. Mycotoxins are
opportunistic pathogens and may be a greater health concern for
certain individuals.
If mold growth is confirmed within the indoor environment what
should be done?
Depending on the amount and depth of the mold growth, the solutions
may range from removing surface mold via HEPA vacuuming and washing.
To the extreme of removing and replacing all effected material, it
is strongly suggested that only those with specific training and
experience conduct any mold remediation work.
How can mold growth be prevented?
Mold requires several conditions to thrive. An organic material
(wood or paper), oxygen, appropriate ambient temperature, a high
moisture content and/or a high ambient relative humidity of 60% or
greater. The most controllable factor of these conditions is the
moisture content, which is usually controlled by removing moisture
sources (water infiltration) and reducing and maintaining the indoor
ambient humidity level to below 60%.
Need an expert?
Call me, I can recommend several.
Radon Testing & Certification
Common in the environment but it can harm you
What do I need to know about radon in the air in my basement?
Radon gas in the air is of concern to any homeowner. It tends to
collect in basement areas, and if you have a finished basement where
you spend a lot of time you should have the air tested.
Should your house test at or above 4.0 picoCuries per Liter there
are excellent, relatively inexpensive mitigation systems that can be
installed to permanently keep the level below that threshold.
The link below takes you to one of the most comprehensive sites I've
found and should answer all your questions.
Click Here for Info on Radon in Air
What do I need to know about radon in my well?
Radon gas in the water is of concern only to homeowners with
drinking water supplied by on-site (i.e. private) wells.
The threshold varies widely from state to state, and the EPA has
proposed (for community water supplies only) a “Maximum Contaminant
Level” of 300 picoCuries per Liter, and a more achievable “Alternate
Maximum Contaminant level” of 4,000 picoCuries per Liter.
Should your well test at or above 20,000 picoCuries per Liter (the
standards are vague, but this is a commonly suggested threshold)
there are excellent mitigation systems that can be installed to
permanently keep the level below that threshold. The systems are
quite expensive and noisy.
The link below takes you to one of the most comprehensive sites I've
found and should answer all your questions.
Click Here for Info on Radon in Water
Title V (Five) Private Sewer Compliance Certification
Protecting our water supplies when properties are sold, modified or
change uses
What is Title V and what does it mean to me?
On-site disposal systems, including septic tanks and cesspools,
provide an effective means of treating household sewage. However,
older, poorly designed systems, inadequate maintenance and many
other conditions can affect the performance of such systems.
Ineffective treatment of sewage can threaten the environment by
polluting local wetlands and groundwater supplies; moreover, failing
systems can harm public health by exposing residents to harmful
microorganisms carried in wastewater.
For these reasons the Commonwealth of Massachusetts health division
implemented a comprehensive septic management program known as Title
V.
Whenever a home is sold, or if there is a change in use, (i.e., a
single family residence is converted to a multi-family or to a
business) or a building is added onto or substantially modified, an
inspection is necessary to ensure that the system is adequate for
the new use and that that no part of the system will be covered by a
change in the building's footprint.
If the house has public sewers do I need Title V?
Title V is only of concern to buyers and sellers of property
serviced by private sewage disposal systems.
Does the Board of Health do Title V Inspections for homeowners?
No. All subsurface disposal systems must be inspected by a
State-licensed inspector whenever real estate is sold to ensure that
the system is functioning properly. Individual homeowners must hire
their own inspector.
What happens if my waste disposal system fails inspection?
If the subsurface disposal system fails an inspection, the owner
normally has up to two years in which to correct the problem.
However, the Board of Health may require that the owner address the
problem within a shorter period should the failing system present a
threat to the public health and the environment.
If the property is sold within this time period without correcting
the problem, the new owner assumes responsibility for the failed
septic system.
If my system fails, am I required to connect to sewers or replace
it?
Title V requires that owners of septic systems meet the standard of
"maximum feasible compliance" with the requirements of the State
Code. The level of compliance that may be met--that is, whether the
system is simply repaired, replaced, or the home connected to the
sewer--will depend on the characteristics of the property involved.
If town sewer is not available near the home, the homeowner must
apply to the Board of Health for approval of a design for a new
system that meets the requirements of Title V.
How do I know the system has passed?
The inspection reports are submitted to the town Board of Health
where they are reviewed, approved & filed and a Certificate of
Compliance is issued. You should request a copy of this from the
sellers via their agent after your offer has been accepted.
Where can I find more information on Title V?
>
The best source for information on this topic is the Massachusetts
Department of Environmental Protection. They have available on their
website certain informational materials explaining Title V
regulations.
This link should take you there. If not, copy and paste it into your
browser and hit enter.
http://www.mass.gov/dep/water/wastewat.htm
|
|
|
|
|
|
|
|
