INFORMATIVE PACKETS. Included in this PDF are the following:

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1 INFORMATIVE PACKETS Buying or selling property in today s market brings with it a lot of moving parts. At Premeer Real Estate we strive to provide you with the information you need during the process to help educate yourself so you can make great decisions throughout the buying or selling process. We ve compiled a list of informative packets to help educate yourself on a few key topics as we move forward with the buying or selling process. Included in this PDF are the following: 1) Massachusetts Property Transfer Lead Paint Notification 2) Facts for Consumers About Home Inspections 3) Title V Question and Answers 4) A Citizen s Guide to Radon (EPA) 5) Mold, Moisture and Your Home (EPA) 6) Asbestos Frequently Asked Questions (EPA) By signing below, I acknowledge I have received a copy of all six informative packets listed above. CLIENT DATE CLIENT DATE CLIENT DATE

2 The Commonwealth of Massachusetts Executive Office of Health and Human Services Department of Public Health Bureau of Environmental Health 250 Washington Street, 7 th Floor Boston, MA (800) / (617) CHILDHOOD LEAD POISONING PREVENTION PROGRAM (CLPPP) PROPERTY TRANSFER LEAD PAINT NOTIFICATION Under Massachusetts and federal law, this notification package must be given to prospective purchasers of homes built before This package must be given in full to meet state and federal requirements. It may be copied, as long as the type size is not made smaller. Every seller and any real estate agent involved in the sale must give this package before the signing of a purchase and sale agreement, a lease with an option to purchase, or, under state law, a memorandum of agreement used in foreclosure sales. Sellers and agents must also tell the prospective purchaser any information they know about lead in the home. They must also give a copy of any lead inspection report, risk assessment report, Letter of Compliance or Letter of Interim Control. This package is for compliance with both state and federal lead notification requirements. Real estate agents must also tell prospective purchasers that under the state Lead Law, a new owner of a home built before 1978 in which a child under six will live or continue to live must have it either deleaded or brought under interim control within 90 days of taking title. This package includes a check list to certify that the prospective purchaser has been fully notified by the real estate agent. This certification should be filled out and signed by the prospective purchaser before the signing of a purchase and sale agreement, a lease with an option to purchase or a memorandum of agreement used in a foreclosure sale. It should be kept in the real estate agent's files. After getting notice, the prospective purchaser has at least 10 days, or longer if agreed to by the seller and buyer, to have a lead inspection or risk assessment if he or she chooses to have one, except in cases of foreclosure sales. There is no requirement for a lead inspection or risk assessment before a sale. A list of private lead inspectors and risk assessors licensed by the Department of Public Health is attached and can also be found on the Childhood Lead Poisoning Prevention Program s website at Sellers and real estate agents who do not meet these requirements can face a civil penalty of up to $1,000 under state law; a civil penalty of up to $10,000 and possible criminal sanctions under federal law, as well as liability for resulting damages. In addition, a real estate agent who fails to meet these requirements may be liable under the Massachusetts Consumer Protection Act. The property transfer notification program began in 1988 and has been very successful. It provides information you need to protect your child, or your tenants' child, from lead poisoning. Massachusetts has a tax credit of up to $1,500 for each unit deleaded. There are also a number of grants and no-interest or lowinterest loans available for deleading. It's up to you to do your part toward ending lead poisoning. PLEASE TAKE THE TIME TO READ THIS DOCUMENT. LEAD POISONING IS THE NATION'S LEADING ENVIRONMENTAL HAZARD AFFECTING CHILDREN. DON'T GAMBLE WITH YOUR CHILD'S FUTURE. CLPPP Form 94-2, 6/30/94, Rev. 2/03, Rev. 10/09

3 What is lead poisoning? How do children become lead poisoned? Lead poisoning is caused by exposure to lead in the environment. It is most dangerous for children under six years old. In young children, too much lead in the body can cause permanent harm to the brain, kidneys, nervous system and red blood cells. Even at low levels, lead in children's bodies can slow growth and cause learning and behavioral problems. The main way children get lead poisoned is by swallowing lead paint dust. They do not have to chew on leaded surfaces or eat paint chips to become poisoned. Most childhood lead poisoning is caused by children's normal behavior of putting their hands or other things, such as toys, in their mouths. If their hands or these objects have touched lead dust, this may add lead to their bodies. Children can also be exposed to lead from such other sources as lead-contaminated soil or water, but these sources alone rarely cause lead poisoning. Lead can be found in soil near old, lead-painted houses. If children play in bare, leaded soil, or eat vegetables or fruit grown in such soil, or if leaded soil is tracked into the home and gets on children's hands or toys, lead may enter their bodies. What are the symptoms of lead poisoning? How is it detected? Most lead poisoned children have no special symptoms. The only way to find out if a child is lead poisoned is to have his or her blood tested. The Massachusetts Lead Law requires all children between 9 months and 3 years old to be screened annually for lead, and again at age 4 if living in a high-risk community. If your child has been exposed to lead, or if you do not know if your child under age six has been screened for lead, ask your child's doctor, other health care provider or your local board of health for a simple screening test of your child. What is the treatment for lead poisoning? Treatment of a lead poisoned child starts with finding and removing the lead hazards to which the child is exposed. This will include a lead inspection of the child's home, and if lead hazards are identified, deleading of the home. Medical treatment depends on the child's blood lead level and the child's response to the removal of the lead source. Parents will be taught about protecting their child from lead exposure. They will need to watch the child's progress through frequent blood tests. If necessary, the child may receive special drugs to help rid his body of excess lead. With this treatment, drugs are given daily for as long as several weeks. Sometimes this must be done more than once. A child who has been lead poisoned will need a lot of blood tests for a year or more. He or she should be tested for learning problems before starting school. Are children under six years old the only ones at risk of lead poisoning? No. Young children are usually more easily and seriously poisoned than older children or adults, but lead is harmful to everyone. Lead in the body of a pregnant woman can hurt her baby before birth. Older children and adults who live in older housing with lead paint hazards may become exposed to lead and could potentially develop lead poisoning through home renovation. Most lead poisoning in adults is caused by work-related exposure or home renovation. Even hobby supplies, such as stained glass, bullets and fishing sinkers, can expose people to lead. Lead poisoning in adults can cause high blood pressure, problems having children for both men and women, digestive problems, nerve disorders, memory loss and problems concentrating, and muscle and joint pain. Adults who have any of these symptoms and who have been exposed to lead should consider being screened for lead. Those 2

4 who are regularly exposed to lead through their work are required by law to have their blood tested once a year for lead. What are the dangers of lead paint in homes, and when was it used? Lead paint in homes causes almost all childhood lead poisoning. Lead is so harmful that even a small amount of fine lead dust that cannot be seen can poison a child. Lead paint covered by layers of nonleaded paint can still poison children, especially when it is disturbed, such as through normal wear and tear, or home repair work. When such lead paint is on moving surfaces, such as windows, fine lead dust is released through normal use. This dust settles, where it can be easily picked up on children's toys and fingers. Household paint with poisonous (now illegal) levels of lead was in use in Massachusetts from the 1690s until In 1978, the U.S. government banned lead from house paint. Lead can be found in all types of pre-1978 homes: homes in cities, suburbs or the countryside; private housing and state or federal public housing; single-family and multi-family homes. The older the house, the more likely it is to contain lead paint. The older the paint, the higher the likely lead content. Can routine home repairs cause lead poisoning? There can be a danger of lead poisoning whenever painted surfaces inside or outside the home are scraped for repainting, or woodwork is stripped or removed, or windows or walls are removed. This is because lead paint is found in almost all Massachusetts homes built before 1978, and so many of Massachusetts' homes are old. Do not use power sanders, propane torches or heat guns to remove leaded paint, as these methods create a lot of lead dust and fumes. Temporarily move your family (especially children and pregnant women) out of the home while the work is being done and cleaned up, or at a minimum, tape up plastic sheets to completely seal off the work area. Get a lead inspection done, so that you will know which surfaces have lead paint and need extra care when preparing for and doing home repair work, and during cleanup afterwards. Do not do repairs in older homes without learning about safe ways to do the work to reduce the danger of lead dust. Hundreds of cases of childhood and adult lead poisoning result each year from do-it-yourself home projects. How does the owner of a home built before 1978 in which a child under six years old lives meet the requirements of the Massachusetts Lead Law? The first step is to have a lead inspection or risk assessment done. A licensed lead inspector will test the surfaces of the home for lead and give the owner a written report that states where there is lead in amounts considered a violation by state law, and record any lead hazards that must be corrected. A risk assessor, who is a specially licensed lead inspector, will do a lead inspection plus a risk assessment, during which he or she checks the home for the most serious lead hazards that must be fixed for interim control. (See question about interim control, below.) Only a licensed deleader may do high-risk work, such as removing lead paint or repairing chipping and peeling lead paint. Either a deleader, the owner or someone who works for the owner (an agent) can do certain other deleading and interim control tasks. (See next question.) An owner or agent must get special training to perform the deleading tasks they may do. After the work is done, the lead inspector or risk assessor returns to check the home. He or she may take dust samples to test for lead and makes sure the home has been properly cleaned up. If everything is fine, he or she gives the owner a Letter of Compliance or a Letter of Interim Control. After getting one of these letters, the owner must take reasonable care of the property, mainly by making sure there is no peeling lead paint. 3

5 Can I do some of the deleading myself? In Massachusetts, the owner or someone who works for the owner (an agent) can do certain deleading activities. These include covering surfaces with certain materials; removing certain building parts; capping baseboards; installing vinyl siding on the exterior, and applying encapsulants. Encapsulants are special liquid coatings made to be long-lasting barriers over lead paint. Before any of these deleading tasks are done, the owner must first have a lead inspection done and whoever is going to do the work must get special training. Contact CLPPP for information about this training. In addition, owners or their agents can perform structural repairs and lead dust cleaning for interim control. Before doing this work, owners and agents should get and read CLPPP's interim control booklet. Is there financial help for deleading? There is a state income tax credit of up to $1,500 per unit for full deleading. A credit of up to $500 per unit is available for interim control work that also contributes to full deleading. There are also grants and no-interest, deferred loans, or low-interest loans available to eligible property owners. These funds are available through the U.S. Department of Housing and Urban Development, the Massachusetts Executive Office of Communities and Development, the Massachusetts Housing Finance Authority, local city and town community development planning departments, and banks. Does deleading improve the value of my property? Many homeowners have found that the benefits of deleading are not unlike the benefits of other home improvement projects. Replacement windows and doors can save the homeowner money because they are more energy efficient. Having a legally deleaded home, whether it is a single-family or multi-family, owner-occupied or rental unit, can make it easier to sell or rent, often at a better price. What surfaces must be deleaded for full compliance with the Massachusetts Lead Law? Owners of homes built before 1978 where children under six years of age live must have the following lead hazards corrected to get a Letter of Compliance: * any peeling, chipping or flaking lead paint, plaster or putty; * intact lead paint, other coating or putty on moveable parts of windows with sills five feet or less from the floor or ground and those surfaces that come in contact with moveable parts; * intact lead paint or other coating on "accessible mouthable surfaces." These surfaces generally include woodwork, such as doors, door jambs, stairs and stair rails, and window casings. What is interim control? Interim control is a set of temporary measures that property owners can take to correct urgent lead hazards, especially peeling or chipping lead paint and lead dust. These steps protect residents from lead poisoning until the home is fully deleaded. Homes in good condition may need little or no work to get interim control status. Owners then have up to two years before they have to fully delead the home. For that period, they are protected from strict liability under the state Lead Law should a child become lead poisoned in the home, as long as the home is maintained and the conditions for 4

6 interim control are met. In addition to the repair of peeling and chipping lead paint and the cleaning of lead dust, other work may be necessary for interim control. This includes fixing water leaks or other damage that makes lead paint peel and chip; making window wells smooth and easy to clean; making windows work properly and deleading any badly chipping and peeling lead-painted surfaces. Property owners interested in interim control must hire a licensed risk assessor. He or she will then decide what work, if any, needs to be done to get a Letter of Interim Control. The original Letter of Interim Control is good for one year. The property owner can have the home reinspected before the end of that year, and if all conditions are met, the home can be recertified for another year. By the end of the second year, the home must be deleaded, if a child under six still lives there, for the owner to remain free of strict liability. Does my family have to be out of the house during deleading or interim control work? Residents must be out of the house for the entire time that a deleader is doing deleading work inside a home, and for some of the deleading work by owners and their agents. Residents may stay at home, but out of the work area, while a deleader, property owner or owner's agent without a deleader's license does certain other deleading tasks, or such interim control work as structural repairs or lead dust cleaning. Residents who have been out of the house may not return until the deleading work that made it necessary for them to leave is complete, the home is cleaned up, and a lead inspector or risk assessor has checked and found this work has been properly done and dust samples have passed. For complete details, contact CLPPP. Are there any exemptions to the Massachusetts Lead Law? The Lead Law applies only to homes built before 1978 in which a child under six lives. Any home or apartment having fewer than 250 square feet of living space, or which is in a rooming house, is exempt, as long as no child under age six is living there. Finally, homes rented for 31 days or less for vacation or recreational purposes are also exempt, as long as there is no chipping or peeling lead paint in the home and the renter has received the Short-Term Vacation Rental Notification. What are the requirements of the state Lead Law if there is a lease with an option to buy? When there is a lease with an option to buy a home built before 1978 in effect, the owner of the property must have it deleaded or brought under interim control if a child under six lives there. If the tenant with an option to buy such a home proceeds to purchase it, he or she becomes responsible for meeting the requirements of the Lead Law if a child under six lives there after the purchase. How can I find out about how lead inspections, risk assessments and deleading should be done? All lead inspections, risk assessments and deleading must be done according to the Regulations for Lead Poisoning Prevention and Control, 105 Code of Massachusetts Regulations and the Deleading Regulations, 454 CMR For full information, homeowners may get these regulations at the State House Book Store, State House, Boston, MA The phone number is (617) Lead inspectors and risk assessors licensed by the Department of Public Health have been trained and are experienced in using the state-approved methods for testing for lead paint. These methods are the following: use of a solution of sodium sulfide, a portable x-ray fluorescence machine or lab tests of paint samples removed from the home. Deleaders licensed by the Department of Labor and Workforce Development have been trained to use safe methods to prepare for and do deleading work, and clean up afterwards. They may delead using any of the following methods: removing paint, removing building parts, covering and encapsulating. When removing paint, they cannot use certain 5

7 very dangerous methods, such as open flame burning, dry abrasive blasting or power sanding without a special vacuum attachment. How do I get a lead inspection or risk assessment? Included as part of this notification package is a listing of private licensed lead inspectors organized alphabetically, and private licensed risk assessors, similarly organized. Ask to see the inspector or risk assessor's license, to make sure it is current. You should arrange for the inspection or risk assessment as quickly as possible after deciding you want one. If you do have an inspection or risk assessment, you must give the seller a copy of the report. What is the best time to delead or undertake interim control? The best time to delead a home or bring it under interim control is when the home is vacant, so that residents will not be exposed to lead and household furnishings will not be contaminated with lead. In addition, it often is efficient, and reduces costs, to combine deleading with other repair work being done to a vacant home. What is a Letter of Compliance and a Letter of Interim Control? Under the state Lead Law, a Letter of Compliance is a legal letter that says either that there are no lead paint hazards or that the home has been deleaded. The letter is signed and dated by a licensed lead inspector. A Letter of Interim Control is a legal letter that says work necessary to make a home temporarily safe from lead hazards has been done. It is signed and dated by a licensed risk assessor. A Letter of Interim Control is good for one year, but can be renewed for one more year. The owner must fully delead the home and get a Letter of Compliance by the end of the second year if a child under six still lives there. The Lead Law does not require the removal of all lead paint from a home. An owner who gets a Letter of Compliance or Letter of Interim Control must take reasonable care to keep up the home, mainly by making sure there is no chipping or peeling lead paint. If an owner fails to take reasonable steps to maintain the home, he or she may become liable for damages to a child lead poisoned as a result of the owner's breach of that duty of reasonable care. RENTAL PROPERTY INFORMATION What liability do rental property owners have if they don't comply with the state Lead Law? If a property owner of a home built before 1978 in which a child under six lives fails to delead or bring the home under interim control, and a child is lead poisoned as a result, the property owner is strictly liable for all damages. An owner is not strictly liable for lead poisoning if a Letter of Compliance or Letter of Interim Control is in effect. Strict liability means owners may be liable even if they did not know lead paint was in the home. Since harm to the kidneys and blood cells, delays in growth, learning disabilities and emotional and behavioral disturbances resulting from lead poisoning can have life-long effects, monetary damages awarded against an owner responsible for a child's lead poisoning can be substantial. Failing to delead or bring under interim control a home to which the Lead Law applies is also an emergency public health matter, and can carry criminal penalties. An owner who is notified by a public agency of Lead Law violation in a property he or she owns, and who willfully fails to correct the dangerous conditions, is also subject to punitive damages, which are three times the actual damages found. These provisions are in addition to any other legal rights the leadpoisoned child may have. 6

8 Can I avoid state Lead Law requirements by not renting to a family with children under six? The Massachusetts Lead Law makes it illegal to refuse to rent to families with children under six, or evicting or refusing to renew the lease of families with children under six, because of lead paint. Discrimination against families with young children is also a violation of the U.S. Fair Housing Act and the Massachusetts anti-discrimination statute. Parents cannot waive the rights of their children to live in lead-safe housing or agree to assume to risks of lead exposure. Owners who violate these laws face heavy penalties. The Massachusetts Commission Against Discrimination investigates and prosecutes cases of discrimination against families with children because of lead paint. It is also illegal for lenders to deny financing because a home has lead paint, or because financing could trigger future duties under the Lead Law. This does not restrict the right of a lender to process or deny a mortgage application in accordance with accepted underwriting practices and criteria. If I am considering buying a pre-1978 house to rent out, and a child under six lives in one of the apartments, should I have at least that unit and common areas inspected for lead now? Yes. If there are children under six living in such an apartment and the apartment does not have a Letter of Compliance or Letter of Interim Control, buyers should find out whether or not the apartment has lead hazards and will have to be brought into compliance with the state Lead Law. This information will be important in deciding whether to buy the property and at what price. As noted above, new owners have 90 days from the date of taking title to have such an apartment deleaded or brought under interim control. Therefore, they should arrange deleading or interim control work to begin as soon as possible after taking title, to be sure the work is done within 90 days. Can a landlord delay a tenancy to bring a home into compliance with the state Lead Law? A landlord who will be deleading a home or bringing it under interim control may delay the start of the tenancy up to 30 days. This can be done as long as a lease between the landlord and the new tenant does not exist. During this delay period, the new tenants are responsible for their living expenses. If there is a signed lease, however, the landlord is responsible for temporary housing during relocation necessary for deleading work. Must a landlord arrange temporary housing for a tenant while a rental home is being deleaded? Under the state Lead Law, tenants have to be relocated for the time that certain deleading work is taking place inside the home. They may not return until that work is done, the home is cleaned up, and a licensed lead inspector or risk assessor checks and finds it is fine for residents to move back in. The landlord and tenant are responsible for working out an acceptable plan for alternative housing if it is necessary. The landlord may move the tenant to another place to live, which may be another house, apartment, motel or hotel. The landlord is responsible for paying the tenant's reasonable moving costs and any temporary housing costs over and above the rent of the home being deleaded. During the time the home is being deleaded, the tenant remains responsible for paying the normal rent they would pay for this period as their share of the cost of temporary housing. The Lead Law states the temporary housing must not cause undue economic or personal hardship to the tenant. 7

9 What is tenant notification? The goal of the federal and state requirements for tenant notification is to help reduce lead poisoning by giving all tenants of homes built before 1978 information about lead in their home. The program also educates tenants and landlords about the dangers of lead poisoning, its prevention, and the Massachusetts Lead Law. Tenant notification applies to all tenants, whether or not they have a child under six living with them. Before renting a home, landlords, managing agents or any real estate agent involved in the rental must give new tenants copies of any existing lead forms for the home. These include lead inspection reports, risk assessment reports, a Letter of Compliance (no matter how old) or a Letter of Interim Control. If the landlord or agent does not have any or all of these forms for the home, he or she simply does not give them. In addition, the landlord or agent must give new tenants the Tenant Lead Law Notification. This form addresses lead poisoning, specific prevention tips for parents, the requirements of the Lead Law and an explanation of the lead forms. Attached to the Tenant Lead Law Notification is the Tenant Certification form. This is to be filled out and signed by both the tenant and the landlord or agent. Each party gets a copy to keep. These forms have been approved to satisfy both state and federal lead notification requirements. Landlords or agents may choose to include the Tenant Lead Law Notification/Tenant Certification form in a written lease, instead of using a separate form. Landlords and agents who fail to carry out their tenant notification obligations are liable for all damages caused by their failure to do so, and are subject to a fine of up to $1,000. INSURANCE INFORMATION How can an owner of rental housing in Massachusetts built before 1978 get insurance to cover potential lead liability? The answer depends on the number of units that the property owner wishes to insure, and whether the property owner lives in the building for which insurance is sought. An owner-occupant who insures four or fewer units may be covered by homeowners insurance. Generally, the property owner who is not an owner-occupant will need to get commercial liability insurance, as will an owneroccupant who wishes to insure more than four units. Homeowners insurance may be available from several different sources: the regular, "admitted" market, the FAIR Plan or the "surplus lines" market. The regular, "admitted" market is the usual market for insurance. The FAIR Plan offers homeowners insurance to property owners unable to find coverage in the regular market. The "surplus lines" market is a less regulated, and generally more expensive market. It provides insurance to those who cannot find coverage elsewhere. Under state Division of Insurance regulations, if an insurer in the regular market decides to write homeowners insurance on rental housing for which a Letter of Compliance or Letter of Interim Control is in effect, the insurer must provide coverage of lead paint liability arising from those premises. Neither the state Lead Law nor the insurance regulations require a regular market insurer to write liability insurance, including homeowners insurance, on a particular property. If a Letter of Compliance or Letter of Interim Control is in effect for only part of a property, the coverage for lead liability will extend to only that part of the property. Such insurance will also apply to any common areas covered by the Letter of Compliance or Letter of Interim Control. It will not, however, extend to injuries resulting from gross or willful negligence. The FAIR Plan's coverage of lead liability is subject to the same regulations that apply to the regular market. 8

10 An insurer in the regular market, or the FAIR Plan, may ask the property owner to prove that there is a Letter of Compliance or a Letter of Interim Control for the home sought to be insured. Once the proof is provided, coverage for lead liability will apply as of the date of the Letter. If the Fair Plan determines that a given property is eligible for insurance, or if a regular market insurer elects to insure certain premises, either may exclude lead liability coverage on any part of the property it ensures to which no Letter of Compliance or Letter of Interim Control applies. If either the Fair Plan or a regular market insurer uses such an exclusion, it must offer the owner of the premises the chance to buy back the excluded coverage. There is an additional charge for the lead liability "buyback" coverage. The amount of this charge is regulated by the Division of Insurance. In the surplus lines market, there is no requirement to cover lead liability arising from premises to which a Letter of Compliance or Letter of Interim Control applies. Surplus lines insurers generally exclude coverage of lead liability, do not offer the buyback coverage, and charge higher prices than the regular market. Since the FAIR Plan does not provide commercial liability insurance, property owners who need to get such coverage (as opposed to homeowners insurance) must get it from either the regular market or the surplus lines market. Commercial liability insurance from the surplus lines market, like homeowners insurance from that market, usually will exclude coverage of lead liability, will not include the buyback option, and will cost more than regular market coverage. While a regular market insurer can decline to write commercial liability insurance on a given property, once such an insurer decides to write such coverage, it must then insure lead liability arising from any part of the property covered by a Letter of Compliance or Letter of Interim Control. If such an insurer chooses to insure a property, it may exclude coverage of lead liability on any part of the premises for which no Letter of Compliance or Letter of Interim Control is in effect. If such insurer applies such an exclusion, it must offer the property owner the opportunity to buy back the excluded coverage. The lead liability insurance regulations described above as applicable to regular market homeowners insurance also apply to commercial liability insurance from the regular market. Owners of rental housing should try to get coverage for lead liability, whether they have met the requirements of the Lead Law or not, by seeking regular market coverage through insurance agents, or by contacting direct writing companies that are listed in the telephone directory, before resorting either to the FAIR Plan or the surplus lines market. If I own and occupy a single-family house, does my homeowners insurance cover lead liability? Under the state lead liability insurance regulations, coverage of lead liability cannot be excluded from regular market and FAIR Plan homeowners insurance policies on single-family owneroccupied homes. Instead, lead liability coverage is included in such policies. However, a family member covered by a homeowners policy cannot make a lead liability claim against another family member covered by the same policy. The requirements of the lead liability insurance regulations do not apply to homeowners coverage from the surplus lines market. How are new owners affected by the lead liability insurance regulations? If a buyer of rental housing built before 1978 meets the state Lead Law's requirements and gets a Letter of Compliance or Letter of Interim Control within 90 days after becoming the owner, then, under certain conditions, they will be able to get coverage for lead liability for the period they owned the property before they deleaded or brought it under interim control. This will happen if a regular market insurer chooses to provide liability coverage on the property. Such an insurer is required to provide lead liability coverage to a new owner who obtains a Letter of Compliance or Letter of Interim Control within 90 days after becoming the owner of the property. Such coverage will go back to the time that the new owner took title to the property, unless the liability insurance went into effect some 9

11 time after the taking of title. In the latter case, the coverage of lead liability will extend back to the time that the liability insurance held by the new owner first went into effect on the premises. The rule for new owner lead liability insurance coverage for the FAIR Plan is the same as for the regular market. These special rules for lead liability insurance for new owners do not apply to insurance from the surplus lines market. What happens next? ********* That's up to you. At this point, you should be well informed about lead poisoning, the effects of lead hazards in the home, and your responsibilities under the Massachusetts Lead Law. In the past, the Department of Public Health has had to devote its childhood lead poisoning resources to provide services to the thousands of Massachusetts children who were poisoned, as well as to providing services to children whose blood lead levels are elevated, to prevent them from becoming lead poisoned. Between the Department's work and the preventive deleading carried out by property owners, we have been successful at reducing the number of lead poisonings among young children in Massachusetts. All of us at the Department are hopeful that we will continue that partnership, in which the correction of lead hazards in the homes of young children before those children are lead poisoned is so important. Where can I get more information on lead poisoning? Massachusetts Department of Public Health U.S. Environmental Protection Agency Childhood Lead Poisoning Prevention Program (CLPPP) Region 1 (New England) (For more copies of this form, and full range of (Information about federal laws on lead) information on owners' and tenants' rights and responsibilities under the state Lead Law, financial help (617) for owners, safe renovation work, and soil testing) (781) , National Lead Information Center (lead poisoning information or lead in consumer products) or LEAD Massachusetts Department of Labor/ Division of Occupational Safety (List of licensed deleaders) U.S. Consumer Product Safety Commission (Info about lead in (617) consumer products or Massachusetts Housing Finance Agency (Get the Lead Out loan program information) (617)

12 PROPERTY TRANSFER NOTIFICATION CERTIFICATION This form is to be signed by the prospective purchaser before signing a purchase and sale agreement or a memorandum of agreement, or by the lessee-prospective purchaser before signing a lease with an option to purchase for residential property built before 1978, for compliance with federal and Massachusetts lead-based paint disclosure requirements. Required Federal Lead Warning Statement: Every purchaser of any interest in residential property on which a residential dwelling was built prior to 1978 is notified that such property may present exposure to lead from lead-based paint that may place young children at risk of developing lead poisoning. Lead poisoning in young children may produce permanent neurological damage, including learning disabilities, reduced intelligence quotient, behavioral problems and impaired memory. Lead poisoning also poses a particular risk to pregnant women. The seller of any interest in residential real property is required to provide the buyer with any information on lead-based paint hazards from risk assessments or inspections in the seller's possession and notify the buyer of any known lead-based paint hazards. A risk assessment or inspection for possible lead-based paint hazards is recommended prior to purchase. Seller's Disclosure (a) Presence of lead-based paint and/or lead-based paint hazards (check (i) or (ii) below): (i) Known lead-based paint and/or lead-based paint hazards are present in the housing (explain). (ii) Seller has no knowledge of lead-based paint and/or lead-based paint hazards in the housing. (b) Records and reports available to the seller (check (i) or (ii) below): (i) Seller has provided the purchaser with all available records and reports pertaining to lead-based paint and/or lead-based paint hazards in the housing (circle documents below). Lead Inspection Report; Risk Assessment Report; Letter of Interim Control; Letter of Compliance (ii) Seller has no reports or records pertaining to lead-based paint and/or lead-based paint hazards in the housing. Purchaser's or Lessee Purchaser's Acknowledgment (initial) (c) Purchaser or lessee purchaser has received copies of all documents circled above. (d) Purchaser or lessee purchaser has received no documents. (e) Purchaser or lessee purchaser has received the Property Transfer Lead Paint Notification. (f) Purchaser or lessee purchaser has (check (i) or (ii) below): (i) received a 10-day opportunity (or mutually agreed upon period) to conduct a risk assessment or inspection for the presence of lead-based paint and/or lead-based paint hazards; or (ii) waived the opportunity to conduct a risk assessment or inspection for the presence of leadbased paint and/or lead-based paint hazards. Agent's Acknowledgment (initial) (g) Agent has informed the seller of the seller's obligations under federal and state law for leadbased paint disclosure and notification, and is aware of his/her responsibility to ensure compliance. (h) Agent has verbally informed purchaser or lessee-purchaser of the possible presence of dangerous levels of lead in paint, plaster, putty or other structural materials and his or her obligation to bring a property into compliance with the Massachusetts Lead Law -- either through full deleading or interim control -- if it was built before 1978 and a child under six years old resides or will reside in the property. Certification of Accuracy The following parties have reviewed the information above and certify, to the best of their knowledge, that the information they have provided is true and accurate. Seller Date Seller Date Purchaser Date Purchaser Date Agent Date Agent Date CLPPP Form 94-3, 6/30/94, Rev. 9/02 11

13 About Home Inspections A standard home inspection is a visual examination of the physical structure and major interior systems of a residential building consisting of one to four dwelling units. An inspection can be likened to a physical exam by a physician; however, it should be clearly understood that a home inspection is not to be confused with an appraisal, a building code inspection, a guarantee of any kind, and/or an insurance policy on the condition of the property. During an inspection, the inspector will review the readily accessible exposed portions of the structure of the home, including the roof, the attic, walls, ceilings, floors, windows, doors, basement, and foundation as well as the heating/air conditioning systems, interior plumbing and electrical systems for potential problems. Home inspections are not intended to point out every small problem or any invisible or latent defect in a home. Most minor or cosmetic flaws, for example, should be apparent to the buyer without the aid of a professional. Timing of the Home Inspection A home inspector is typically hired by a potential homebuyer right after the offer to purchase contract is signed, prior to executing the final purchase and sales agreement. However, before the potential buyer signs the offer to purchase contract, he/she should be sure that there is an inspection clause in the contract making the purchase obligation contingent upon the findings of a professional home inspection. This clause should specify the terms to which both the buyer and seller are obligated. Selecting a Home Inspector Good referral sources for home inspection services are friends, neighbors, or business acquaintances who have been satisfied with a home inspector. In addition, lawyers and mortgage brokers may also recommend a home inspector. The names of local inspectors can be found by searching the Division of Professional Licensure website at or in the Yellow Pages where many advertise under "Building Inspection Service" or "Home This form is in use by Chris Whitten; usage by anyone other than a participant in the transaction is not permitted.

14 inspection Service." Real estate brokers and salesmen may not directly recommend a specific home inspection company or home inspector unless representing the buyer as a buyer's broker. Brokers, however, may provide assistance to buyers in accessing information on licensed home inspectors. A current home owner may also want to get a home inspection to identify any problems, especially if the owner plans to sell the home in the near future. Following are additional tips when searching for a home inspector: As of May 2001, home inspectors are required to be licensed in the Commonwealth of Massachusetts. A home inspector's license should be verified prior to hiring. Consumers should not be confused by home inspector "certifications" offered by, or sold by home inspection trade societies or companies, obtained via home study courses, or provided by home inspection companies that certify their own home inspectors. Since the home inspection business is unregulated in most states, certifications are available to anyone. A home inspector's license can be verified with the Board of Registration of Home Inspectors at its website or by calling the Board at (617) The home inspection company that is retained should welcome the potential buyer's presence at the home inspection. The home inspector should be willing to address all of the buyer's questions and provide a full verbal and written report. Those hiring an inspector should expect an open door policy from the home inspection company to be able to ask questions about the content of the home inspection report in the future. During the Home Inspection While not necessary, it is recommended that the buyer be present for the inspection. This allows the buyer to observe the inspector, ask questions directly, and obtain a better understanding of the condition of the home, how its systems work, and how to maintain it. The written report may be easier to understand if the buyer was present during the inspection. It is important that safe access and sufficient lighting is provided so that the inspector can inspect the property. Inspectors must provide a written evaluation report based on the standards of compliance in accordance with Massachusetts General Laws Chapter 146. At the conclusion of the home inspection, the buyer should be well informed of the condition of the home. It should be known if there are visible, apparent problems, if repairs need to be made, or whether or not there are any risks of concealed damage, and whether further investigation is recommended and/or required. This form is in use by Chris Whitten; usage by anyone other than a participant in the transaction is not permitted.

15 Other Inspections and Tests to Consider It is strongly recommended that potential buyers consider having the following inspections and/or tests performed prior to signing the final purchase agreement: lead paint, pests, wood destroying insects, including termites, and air quality including radon gas. While some home inspectors are qualified to offer these services, these inspections and tests are not part of the basic home inspection and should be contracted through qualified licensed professionals in those fields. It should also be noted that the seller is required, under 105 CMR , to provide the potential buyer with an affidavit disclosing the presence of Urea Formaldehyde Insulation if it exists. In addition, the seller under 105 CMR (A) shall disclose if the property has been inspected for lead paint and provide copies of any lead paint reports concerning the residential permises or any dwelling unit therein. Filing a Complaint While most licensees conduct themselves as true professionals, the Division of Professional Licensure will take action against those licensees who fail to maintain acceptable standards of competence and integrity. In some cases, complaints are made by dissatisfied consumers, however, dissatisfaction alone is not proof of incompetence or sufficient grounds for disciplinary action. If you have a serious complaint about a home inspector, call or write the Division's Office of Investigations and ask for a complaint form. The Division's Office of Investigations is located at 239 Causeway Street, Boston, MA The phone number is A copy of the complaint form can also be downloaded from the Division's website ( This form is in use by Chris Whitten; usage by anyone other than a participant in the transaction is not permitted.

16 l',{a DEP Title 5 Page 1 of6 Title 5 Q & A: Property Transfers and System lnspections When are Title 5 on-site sewage disposal system inspections required? Inspections are required: r When a facility is to be sold to new owners, or there otherwise is a transfer of title, except between spouses;. When faciiities are divided or combined together; o When there is a change in use or an expansion ofthe facility; o For large systems (10,000 gallons per day or more), shared systems, and systems on a condominium with five or more units, on a specified, periodic basis; or. When DEP or the local approving authority requires an inspection. Inspections are necessary to ensure the proper operation, upgrade and maintenance of on-site sewage disposal systems. The Code, therefore, requires system inspections to be done in certain circumstances. Most inspections will occur as a result of properfy transfers when facilities are sold, divided or combined. In order to provide firrther guidance to the regulated community, this document is intended to clarifi' the regulatory intent of the Department. For how long is the system inspection valid? For most property transfers, the inspection must occur at or within two years prior to the time of transfer. If a system has been pumped on a annual'basis and pumping records are available, then the inspection is valid for three years. If weather conditions prevent inspection at the time of transfer, the inspection must occur as soon as weather permits, but in no event later than six months after the transfer, provided that prior to or at the time of transfer the seller notifies the buyer in writing of the requirements contained at 310 CMR through for inspection and upgrade.- http ://www. state.ma.us / dep lbrp/ fies/transfqa.htm 7128t02

17 MA DEP Title 5 Page 2 of 6 Whai ii the system was inspected and I want to resell the property, do I have to have it inenan*arl rrrsievvrvu again? if an inspection was conciucteci witirin rhe appiicable timeframe, the inspection may fuifilithe inspection requirement for more than one transfer of title, and need not be repeated. Who must obtain the inspection and who receives the results? With property transfers, does the buyer recerve a copy of the inspection report, too? How does the inspection requirement apply to the following types of property transfers? Under Title 5, the properfy owner or facility operator is generaliy responsible for obtaining an inspection of the system. Prior to the time of transfer of title, however, the parties may contractually allocate responsibility for the inspection provided that such inspection occurs within the spscified timeframes. An inspection must be conducted by a D_EP approved System Inspector. If an inspection is required, s/he must record the inspection results on a DEP approved inspection form and submit the form, within 30 days of the inspection, to the approving authority. Boards of Fiealth are the approving authorities for most systems. DEP is the approving authority for state and federal facilities. For large systems and shared systems, the System Inspector and the owner must submit the inspection form to DEP. If an inspection is not required, a system owner may have a voluntary assessment of the condition and operability of the system performed, in which case, the results of the assessment are not required to be submiued to the approving authority. The Code requires that a copy of the inspection report be submitted to the buyer or other person acquiring title to the facility served by the system. The inspecti,on is intended to provide sufficient information to make a determination as to whether or not the system in its current condition is adequate to protect public treitttr and the environment. The inspedfi"n" however, is not a guarantee that the system wiil continue to f,rnctionadequatgly and is not a guarantee that the system will not fail at a later date. The followiog rypgr of transfers, among others, require an inspection within the applicable time frames: Inheritance!y wilt or intestacy (without a will) - with the exception of inheritance by a spouse, which would not require an inspection, inspection of the system must occur ryithin two years before or one year afteithe will being allowed by the probate court and the appointment of tfie executor, or within two years before oi bne year after the appointment of an administrator if the deceased dies intestate (yithout leavilg a valid will)- An inspection conducted up to tfre.e years.before the time of transfef of title may be uscd if the inspection report is accompanied by system pumping http : //www. state. ma. us I dep lbrp I file s/transfqa. htm 7128t02

18 MA DEP Title 5 Page 3 of6 records demonstrating that the system has been pumped at least once a year during that time. Executors or administrators are required to notifli, in writing, those who acquire title to real properfy from an estate of the inspection and upgrade requirements contained at 310 CMR through Legal life estate or an interest for life in trust - inspection of the system must occur within two years before or six months of the death of the life tenant or the expiration of a present interest in trust for a term of years. If a successive life interest or an interest in trust for a term ofyears passes to a spouse, the inspection must occur within two years of the death of the last surviving spouse or the expiration of a present interest in trust to the spouse for a term of years. An inspection conducted up to three years before the time of transfer may be used if the inspection report is accompanied by system pumping records demonstrating that the system has been pumped at least once a year during that time. Inter-family transfers where new parties are involved (e.g. parents deed properly to children) - within two years prior to transfer or, if weather conditions prevent inspection at the time of transfer, the inspection must occur as soon as weather permits, but in no event later than six months after the transfer. An inspection conducted up to three years before the time of transfer may be used if the inspection report is accompanied by system pumping records demonstrating that the system has been pumped at ieast once a year during that time. Tax taking either by the federal, state, or municipal government - Inspection of the system must occur within two years prior to transfer by governmental entity to buyer or within six months after the expiration of the right of redemption, provided that the governmental entity notifies the buyer in writing of the requirements contained at 310 CMR through for inspection and upgrade, if necessary. An inspection conducted up to three years before the time of transfer may be used if the inspection report is accompanigd by system pumping records demonstrating that the system has been pumped at least once a year during that time. Levy of execution that results in a conveyance of properry r Inspection o{th" system must occur within two years prior to officer's deed of debtor's interest to buyer or within sii months after the expiration of the right of redemption, provided that the officer notifies thebuyer in writing of the requirements contained at 310 CMR througli i5.305 for inspection and upgrade, if necessary. An inspeition conducted 1rp!o three years before the time of tiansfer may be used if the itspection report is accompanied by system pumping records demonstrating that the iystem has been pumped at least once a year during that time. http ://www. state.ma.us I dep /brp I files/transfqa.htm 7t28t02

19 MA DEP Title 5 Page 4 of 6 Bankruptcy - Inspection of the system must occur within two years prior to transfer by bankruptcy trustee to buyer or within six months after the transfer, provided that the debtor notifies the buyer in writing of the requirements contained at 310 CMR through for inspection and upgrade, if necessary. An inspection conducted up to three years before the time of transfer may be used if the inspection report is accompanied by system pumping records demonstrating that the system has been pumped at least once ayeaur during that time. A change in ownership or the form of ownership where NEW parties are introduced (e.g., introduction of new beneficiary/ies in a nominee trust; introduction of new joint tenant(s) or new tenant(s) in common; introduction of new parties where properfy is transferring from joint or,vnership. to nomrnee or business trust, or where a new general partner is introduced; creation of a legal life estate or an interest for life or for a term of years in trust for a party other than the creator or his or her spouse, etc.) - Inspection of the system must occur within two years prior to transfer or if weather conditions prevent inspection at the time of transfer, the inspection must occur as soon as weather permits, but in no event later than six months after the transfer, provided that the new party is notified in writing of the requirements contained at 310 CMR through for inspection and upgrade, if necessary. In a nominee trust situation, whoever has authority to add a new beneficiary is responsible for the inspection. Trustees in the nominee trust situation are advised to notifu those with authority of their inspection obligation. An inspection conducted up to three years before the time of transfer may be used if the inspection report is accompanied by system pumping records demonstrating that the system has been pumped at least once a year dwing that time. NOTE: An exception to this general rule that an inspection is required where new parties are introduced is the situation where a transfer occurs between spouses during life, out right or in trust, in which case an inspection is NOT required. Examples of such spousal transfers which do NOT trigger an inspection include: (1) a spouse transfers the real property to the other spouse, individually, or into a trust of which the other spouse is the sole or primary beneficiary; or (2) a spouse transfers the real property to himlherself and the other spouse, as joint tenants, tenants in common, or as tenants by the entirety. Sale of a condominium unit for condominiums consisting of five or more units, all systems must be inspected every tbree years. Condominiums with fewer units must either follow this inspection schedule or, instead, the system serving the particular unit transferred must be inspected within two years prior to transfer, or if weather conditions prevent inspeciion at the time of transfer, the inspection must occur as soon as ldeplbrplftles/transfqa.htm I l\gl02

20 MA DEP Title 5 Page 5 of6 weather permits. but in no event later than six months after the transfer, provided that the buyer is notified in writing of the requirements contained at 310 CMR through for inspection and upgrade How does the inspection requirement apply to the following types of property transfers? The following types of transfers do NOT require an inspection:. Refinancing a mortgage or similar instrument, whether or not the identity of the lender remains the same;. Taking of a security interest in a property including, but not limited to, issuance of a mortgage; o Appointment of, or a change in, a guardian, conservator, or trustee;. A change in the form of ownership among the same owners, such as placing the facility within a family trust of which the owners are the sole, present beneficiaries, or changing the proportionate interests among a group of owners or beneficiaries;. Adding or deleting a spouse as an owner or beneficiary; or a transfer between spouses during life, out right or in trust;. Any other change in ownership or the form of ownership where NO NEW parties are introduced (e.g., from spouses jointly or as tenants by the entirety to one sporis,g either for estate planning purposes or pursuant to a divorce settlement or court order, from joint ownership to nominee or business trust, or into iimited or general partnership, etc.); o Transfer within two years of issuance of the Certificate of Compliance; o Owner of the facility or person acquiring title has signed an enforceable agreement with the approving authority to upgrade the system or to conneci the facility to a sanitary sewer or a shared system within the two years following the transfer of title, provided that such agreement has been disclosed to and is binding on subsequent owner(s); r Facility is subject to a comprehensive local plan of onsite septic system inspection approved in writing by the Department and administered by a local or regionai governmental entity; and the system has beerinspected at the most recent time required by the plan. When do large and shared systems need to be inspected? lhar.ed systems must be inspected annually. Large systems, that is, systems with a design flow of 10,0-00 to 15,0b0 gallons per day ul full buildout, must be inspected once every five years on the basin schedule in the Codd. http ://www. state.ma.us I dep lbrp I files/transfqa.htm 7128t02

21 MA DEP Title 5 Page 6 of 6 llifha* rr ia r^^' ti---) r rcrl rj r rtr'lltti ItLt in connection with changes of use and expansions? ls an inspection required in the context of new construction? A system must be inspected upoli any chalge in use or expansion of use (if the expansion of use results in an increase in design flow to the system such as adding a bedroom, or adding seats to a restaurant) of the facility served if a building permit or occupancy permit from the local building inspector is required for such change in use or expansion. Any change in the footprint of a building will also require an inspection to determine the location of the system to ensure that construction will not be placed upon any system components or on ths reserve area of the system, unless official records are available to determine the location of the system components. Issuance of a Certificate of Compliance by the approving authority (generally the Board of Health, or the Department in the case of state and federal facilities and large systems) upon completion of a new system, or for a system upgrade, operates to exclude the system from the requirement for inspection for any transfer of title within the next two years. [Contact: Douglas.Roth@state.ma.us I lwastewater Management & Tille 5 PgblicationsllWastewater Management Homel lresource Protection Homel IDEP Homel Reviesed February 23, 2000 Privacv Policy http : /iwww. state. ma. us / dep lbrp / frles/transfqa. htm 7 t28t02

22 EPA 402/K-09/001 January A Citizen s Guide To Radon The Guide To Protecting Yourself And Your Family From Radon Indoor Air Quality (IAQ)

23 EPA Recommends: Test your home for radon it s easy and inexpensive. Fix your home if your radon level is 4 picocuries per liter (pci/l) or higher. Radon is estimated to cause thousands of lung cancer deaths in the U.S. each year. Radon levels less than 4 pci/l still pose a risk, and in many cases may be reduced. 30,000 deaths per year 21,000 17,400 10,000 8,000 3,900 2,800 RADON* Drunk Driving Falls in the Home Drownings Home Fires *Radon is estimated to cause about 21,000 lung cancer deaths per year, according to EPA s 2003 Assessment of Risks from Radon in Homes (EPA 402-R ). The numbers of deaths from other causes are taken from the Centers for Disease Control and Prevention s National Center for Injury Prevention and Control Report and 2002 National Safety Council Reports. 2 U.S. EPA 402-K , January 2009 A Citizen s Guide To Radon l The Guide To Protecting Yourself And Your Family From Radon

24 OVERVIEW Radon is a cancer-causing, radioactive gas. You can t see radon. And you can t smell it or taste it. But it may be a problem in your home. Radon is estimated to cause many thousands of deaths each year. That s because when you breathe air containing radon, you can get lung cancer. In fact, the Surgeon General has warned that radon is the second leading cause of lung cancer in the United States today. Only smoking causes more lung cancer deaths. If you smoke and your home has high radon levels, your risk of lung cancer is especially high. Radon can be found all over the U.S. Radon comes from the natural (radioactive) breakdown of uranium in soil, rock and water and gets into the air you breathe. Radon can be found all over the U.S. It can get into any type of building homes, offices, and schools and result in a high indoor radon level. But you and your family are most likely to get your greatest exposure at home, where you spend most of your time. You should test for radon. Testing is the only way to know if you and your family are at risk from radon. EPA and the Surgeon General recommend testing all homes below the third floor for radon. EPA also recommends testing in schools. Testing is inexpensive and easy it should only take a few minutes of your time. Millions of Americans have already tested their homes for radon (see page 5). You can fix a radon problem. Radon reduction systems work and they are not too costly. Some radon reduction systems can reduce radon levels in your home by up to 99%. Even very high levels can be reduced to acceptable levels. New homes can be built with radon-resistant features. Radon-resistant construction techniques can be effective in preventing radon entry. When installed properly and completely, these simple and inexpensive techniques can help reduce indoor radon levels in homes. In addition, installing them at the time of construction makes it easier and less expensive to reduce radon levels further if these passive techniques don t reduce radon levels to below 4 pci/l. Every new home should be tested after occupancy, even if it was built radonresistant. If radon levels are still in excess of 4 pci/l, the passive system should be activated by having a qualified mitigator install a vent fan. For more explanation of radon resistant construction techniques, refer to EPA publication, Building Radon Out: A Step-by-Step Guide on How to Build Radon-Resistant Homes (see page 15). U.S. EPA 402-K , January 2009 A Citizen s Guide To Radon l The Guide To Protecting Yourself And Your Family From Radon 3

25 HOW DOES RADON GET INTO YOUR HOME? Any home may have a radon problem. Radon is a radioactive gas. It comes from the natural decay of uranium that is found in nearly all soils. It typically moves up through the ground to the air above and into your home through cracks and other holes in the foundation. Your home traps radon inside, where it can build up. Any home may have a radon problem. This means new and old homes, wellsealed and drafty homes, and homes with or without basements. Radon from soil gas is the main cause of radon problems. Sometimes radon enters the home through well water (see page 8). In a small number of homes, the building materials can give off radon, too. However, building RADON GETS IN THROUGH: 1. Cracks in solid floors. 2. Construction joints. 3. Cracks in walls. 4. Gaps in suspended floors. 5. Gaps around service pipes. 6. Cavities inside walls. 7. The water supply. materials rarely cause radon problems by themselves. Nearly 1 out of every 15 homes in the U.S. is estimated to have elevated radon levels. Elevated levels of radon gas have been found in homes in your state. Contact your state radon office (see back cover) for general information about radon in your area. While radon problems may be more common in some areas, any home may have a problem. The only way to know about your home is to test. Radon can also be a problem in schools and workplaces. Ask your state radon office (see back cover) about radon problems in schools, daycare and childcare facilities, and workplaces in your area (also visit radon). 4 U.S. EPA 402-K , January 2009 A Citizen s Guide To Radon l The Guide To Protecting Yourself And Your Family From Radon

26 HOW TO TEST YOUR HOME You can t see radon, but it s not hard to find out if you have a radon problem in your home. All you need to do is test for radon. Testing is easy and should only take a few minutes of your time. The amount of radon in the air is measured in picocuries per liter of air, or pci/l. There are many kinds of low-cost do it yourself radon test kits you can get through the mail and in some hardware stores and other retail outlets. If you prefer, or if you are buying or selling a home, you can hire a qualified tester to do the testing for you. You should first contact your state radon office about obtaining a list of qualified testers. You can also contact a private radon proficiency program for lists of privately certified radon professionals serving your area. For links and more information, visit There are Two General Ways to Test for Radon: SHORT-TERM TESTING: The quickest way to test is with short-term tests. Short-term tests remain in your home for two days to 90 days, depending on the device. Charcoal canisters, alpha track, electret ion chamber, continuous monitors, and charcoal liquid scintillation detectors are most commonly used for short-term testing. Because radon levels tend to vary from day to day and season to season, a short-term test is less likely than a long-term test to tell you your year-round average radon level. If you need results quickly, however, a short-term test followed by a second short-term test may be used to decide whether to fix your home (see also page 7 under Home Sales). Testing is easy and should only take a few minutes of your time. LONG-TERM TESTING: Long-term tests remain in your home for more than 90 days. Alpha track and electret detectors are commonly used for this type of testing. A long-term test will give you a reading that is more likely to tell you your home s year-round average radon level than a short-term test. How To Use a Test Kit: Follow the instructions that come with your test kit. If you are doing a short-term test, close your windows and outside doors and keep them closed as much as possible during the test. Heating and air conditioning system fans that re-circulate air may be operated. Do not operate fans or other machines which bring in air from outside. Fans that are part of a radon-reduction system or small exhaust fans operating only for short periods of time may run during the test. If you are doing a short-term test lasting just 2 or 3 days, be sure to close your windows and outside doors at least 12 hours before beginning the test, too. You should not conduct U.S. EPA 402-K , January 2009 A Citizen s Guide To Radon l The Guide To Protecting Yourself And Your Family From Radon 5

27 HOW TO TEST YOUR HOME continued short-term tests lasting just 2 or 3 days during unusually severe storms or periods of unusually high winds. The test kit should be placed in the lowest lived-in level of the home (for example, the basement if it is frequently used, otherwise the first floor). It should be put in a room that is used regularly (like a living room, playroom, den, or bedroom) but not your kitchen or bathroom. Place the kit at least 20 inches above the floor in a location where it won t be disturbed away from drafts, high heat, high humidity, and exterior walls. Leave the kit in place for as long as the package says. Once you ve finished the test, reseal the package and send it to the lab specified on the package right away for analysis. You should receive your test results within a few weeks. EPA Recommends the Following Testing Steps: Step 1. Take a short-term test. If your result is 4 pci/l or higher, take a followup test (Step 2) to be sure. Step 2. Follow up with either a long-term test or a second short-term test: For a better understanding of your year-round average radon level, take a long-term test. If you need results quickly, take a second short-term test. The higher your initial short-term test result, the more certain you can be that you should take a short-term rather than a long-term follow up test. If your first short-term test result is more than twice EPA s 4 pci/l action level, you should take a second short-term test immediately. Step 3. If you followed up with a long-term test: Fix your home if your longterm test result is 4 pci/l or more. If you followed up with a second short-term test: The higher your short-term results, the more certain you can be that you should fix your home. Consider fixing your home if the average of your first and second test is 4 pci/l or higher (see also page 7 under Home Sales). 6 A Citizen s Guide To Radon l The Guide To Protecting Yourself And Your Family From Radon

28 WHAT YOUR TEST RESULTS MEAN The average indoor radon level is estimated to be about 1.3 pci/l, and about 0.4 pci/l of radon is normally found in the outside air. The U.S. Congress has set a long-term goal that indoor radon levels be no more than outdoor levels. While this goal is not yet technologically achievable in all cases, most homes today can be reduced to 2 pci/l or below. Sometimes short-term tests are less definitive about whether or not your home is above 4 pci/l. This can happen when your results are close to 4 pci/l. For example, if the average of your two short-term test results is 4.1 pci/l, there is about a 50% chance that your year-round average is somewhat below 4 pci/l. However, EPA believes that any radon exposure carries some risk no level of radon is safe. Even radon levels below 4 pci/l pose some risk, and you can reduce your risk of lung cancer by lowering your radon level. If your living patterns change and you begin occupying a lower level of your home (such as a basement) you should retest your home on that level. Even if your test result is below 4 pci/l, you may want to test again sometime in the future. Test your home now and save your results. If you find high radon levels, fix your home before you decide to sell it. RADON AND HOME SALES More and more, home buyers and renters are asking about radon levels before they buy or rent a home. Because real estate sales happen quickly, there is often little time to deal with radon and other issues. The best thing to do is to test for radon NOW and save the results in case the buyer is interested in them. Fix a problem if it exists so it won t complicate your home sale. If you are planning to move, call your state radon office (see back page) for EPA s pamphlet Home Buyer s and Seller s Guide to Radon, which addresses some common questions ( You can also use the results of two short-term tests done side-by-side (four inches apart) to decide whether to fix your home. During home sales: Buyers often ask if a home has been tested, and if elevated levels were reduced. Buyers frequently want tests made by someone who is not involved in the home sale. Your state radon office (see back cover) can assist you in identifying a qualified tester. Buyers might want to know the radon levels in areas of the home (like a basement they plan to finish) that the seller might not otherwise test. Today many homes are built to help prevent radon from coming in. Building codes in your state or local area may require these radon-resistant construction features. If you are buying or renting a new home, ask the owner or builder if it has radon-resistant features. The EPA recommends building new homes with radonresistant features in high radon potential (Zone 1) areas. Even if built radon-resistant, every new home should be tested for radon after occupancy. If you have a test result of 4 pci/l or more, you can have a qualified mitigator easily add a vent fan to an existing passive system for about $300 and further reduce the radon level in your home. For more information, refer to the EPA s Map of Radon Zones and other useful EPA documents on radon-resistant new construction (see publications on page 15), or visit U.S. EPA 402-K , January 2009 A Citizen s Guide To Radon l The Guide To Protecting Yourself And Your Family From Radon 7

29 RADON IN WATER If you ve tested the air in your home and found a radon problem, and your water comes from a well, have your water tested. There are two main sources for the radon in your home s indoor air, the soil and the water supply. Compared to radon entering the home through water, radon entering your home through the soil is usually a much larger risk. The radon in your water supply poses an inhalation risk and an ingestion risk. Research has shown that your risk of lung cancer from breathing radon in air is much larger than your risk of stomach cancer from swallowing water with radon in it. Most of your risk from radon in water comes from radon released into the air when water is used for showering and other household purposes. Radon in your home s water is not usually a problem when its source is surface water. A radon in water problem is more likely when its source is ground water, e.g., a private well or a public water supply system that uses ground water. If you are concerned that radon may be entering your home through the water and your water comes from a public water supply, contact your water supplier. If you ve tested your private well and have a radon in water problem, it can be fixed. Your home s water supply can be treated in two ways. Pointof-entry treatment can effectively remove radon from the water before it enters your home. Point-of-use treatment devices remove radon from your water at the tap, but only treat a small portion of the water you use and are not effective in reducing the risk from breathing radon released into the air from all water used in the home. For more information, call EPA s Drinking Water Hotline at (800) or visit safewater/radon.html. If your water comes from a private well, you can also contact your state radon office. 8 A Citizen s Guide To Radon l The Guide To Protecting Yourself And Your Family From Radon

30 HOW TO LOWER THE RADON LEVEL IN YOUR HOME Since there is no known safe level of radon, there can always be some risk. But the risk can be reduced by lowering the radon level in your home. There are several proven methods to reduce radon in your home, but the one primarily used is a vent pipe system and fan, which pulls radon from beneath the house and vents it to the outside. This system, known as a soil suction radon reduction system, does not require major changes to your home. Sealing foundation cracks and other openings makes this kind of system more effective and cost-efficient. Similar systems can also be installed in houses with crawl spaces. Radon contractors can use other methods that may also work in your home. The right system depends on the design of your home and other factors. Ways to reduce radon in your home are discussed in EPA s Consumer s Guide to Radon Reduction. You can get a copy from your state radon office, or view it online at The cost of reducing radon in your home depends on how your home was built and the extent of the radon problem. Most homes can be fixed for about the same cost as other common home repairs. The cost to fix can vary widely; consult with your state radon office or get one or more estimates from qualified mitigators. The cost is much less if a passive system was installed during construction. RADON AND HOME RENOVATIONS If you are planning any major structural renovation, such as converting an unfinished basement area into living space, it is especially important to test the area for radon before you begin the renovation. If your test results indicate a radon problem, radonresistant techniques can be inexpensively included as part of the renovation. Because major renovations can change the level of radon in any home, always test again after work is completed. A Citizen s Guide To Radon l The Guide To Protecting Yourself And Your Family From Radon 9

31 HOW TO LOWER THE RADON LEVEL IN YOUR HOME continued Most homes can be fixed for about the same cost as other common home repairs. Lowering high radon levels requires technical knowledge and special skills. You should use a contractor who is trained to fix radon problems. A qualified contractor can study the radon problem in your home and help you pick the right treatment method. Check with your state radon office for names of qualified or state certified radon contractors in your area. You can also contact private radon proficiency programs for lists of privately certified radon professionals in your area. For more information on private radon proficiency programs, visit Picking someone to fix your radon problem is much like choosing a contractor for other home repairs you may want to get references and more than one estimate. If you are considering fixing your home s radon problem yourself, you should first contact your state radon office for guidance and assistance ( whereyoulive.html). You should also test your home again after it is fixed to be sure that radon levels have been reduced. Most soil suction radon reduction systems include a monitor that will indicate whether the system is operating properly. In addition, it s a good idea to retest your home every two years to be sure radon levels remain low. Note: This diagram is a composite view of several mitigation options. The typical mitigation system usually has only one pipe penetration through the basement floor; the pipe may also be installed on the outside of the house U.S. EPA 402-K , January 2009 A Citizen s Guide To Radon l The Guide To Protecting Yourself And Your Family From Radon

32 THE RISK OF LIVING WITH RADON Radon gas decays into radioactive particles that can get trapped in your lungs when you breathe. As they break down further, these particles release small bursts of energy. This can damage lung tissue and lead to lung cancer over the course of your lifetime. Not everyone exposed to elevated levels of radon will develop lung cancer. And the amount of time between exposure and the onset of the disease may be many years. Like other environmental pollutants, there is some uncertainty about the magnitude of radon health risks. However, we know more about radon risks than risks from most other cancer-causing substances. This is because estimates of radon risks are based on studies of cancer in humans (underground miners). Smoking combined with radon is an especially serious health risk. Stop smoking and lower your radon level to reduce your lung cancer risk. Children have been reported to have greater risk than adults of certain types of cancer from radiation, but there are currently no conclusive data on whether children are at greater risk than adults from radon. Your chances of getting lung cancer from radon depend mostly on: How much radon is in your home The amount of time you spend in your home Scientists are more certain about radon risks than risks from most other cancer-causing substances. Whether you are a smoker or have ever smoked U.S. EPA 402-K , January 2009 A Citizen s Guide To Radon l The Guide To Protecting Yourself And Your Family From Radon 11 11

33 THE RISK OF LIVING WITH RADON continued RADON RISK IF YOU SMOKE Radon Level If 1,000 people who smoked were exposed to this level over a lifetime*... The risk of cancer from radon exposure compares to**... WHAT TO DO: Stop Smoking and pci/l About 260 people could get lung cancer 250 times the risk of drowning Fix your home 10 pci/l About 150 people could get lung cancer 200 times the risk of dying in a home fire Fix your home 8 pci/l About 120 people could get lung cancer 30 times the risk of dying in a fall Fix your home 4 pci/l About 62 people could get lung cancer 5 times the risk of dying in a car crash Fix your home 2 pci/l About 32 people could get lung cancer 6 times the risk of dying from poison Consider fixing between 2 and 4 pci/l It s never too late to reduce your risk of lung cancer. Don t wait to test and fix a radon problem. If you are a smoker, stop smoking. 1.3 pci/l 0.4 pci/l About 20 people could get lung cancer Note: If you are a former smoker, your risk may be lower. (Average indoor radon level) (Average outdoor radon level) RADON RISK IF YOU VE NEVER SMOKED Radon Level 20 pci/l If 1,000 people who never smoked were exposed to this level over a lifetime*... About 36 people could get lung cancer The risk of cancer from radon exposure compares to** times the risk of drowning (Reducing radon levels below 2 pci/l is difficult) WHAT TO DO: Fix your home 10 pci/l About 18 people could get lung cancer 20 times the risk of dying in a home fire Fix your home 8 pci/l About 15 people could get lung cancer 4 times the risk of dying in a fall Fix your home 4 pci/l 2 pci/l About 7 people could get lung cancer About 4 people could get lung cancer The risk of dying in a car crash The risk of dying from poison Fix your home Consider fixing between 2 and 4 pci/l 1.3 pci/l 0.4 pci/l About 2 people could get lung cancer (Average indoor radon level) (Average outdoor radon level) (Reducing radon levels below 2 pci/l is difficult) Note: If you are a former smoker, your risk may be higher. *Lifetime risk of lung cancer deaths from EPA Assessment of Risks from Radon in Homes (EPA 402-R ). **Comparison data calculated using the Centers for Disease Control and Prevention s National Center for Injury Prevention and Control Reports U.S. EPA 402-K , January 2009 A Citizen s Guide To Radon l The Guide To Protecting Yourself And Your Family From Radon

34 RADON MYTHS and facts MYTH: Scientists aren t sure radon really is a problem. FACT: Although some scientists dispute the precise number of deaths due to radon, all major health organizations (like the Centers for Disease Control, the American Lung Association and the American Medical Association) agree with estimates that radon causes thousands of preventable lung cancer deaths every year. This is especially true among smokers, since the risk to smokers is much greater than to nonsmokers. MYTH: Radon testing is difficult, time consuming and expensive. MYTH: Radon test kits are not reliable and are difficult to find. FACT: FACT: Radon testing is easy. You can test your home yourself or hire a qualified radon test company. Either approach takes only a small amount of time and effort. Reliable test kits are available from qualified radon testers and companies. Reliable testing devices are also available by phone or mail-order, and can be purchased in hardware stores and other retail outlets. Call your state radon office (see back cover or visit for help in identifying radon testing companies. MYTH: Homes with radon problems can t be fixed. FACT: There are simple solutions to radon problems in homes. Hundreds of thousands of homeowners have already fixed radon problems in their homes. Most homes can be fixed for about the same cost as other common home repairs; check with one or more qualified mitigators. Call your state radon office (see back cover) for help in identifying qualified mitigation contractors. MYTH: Radon only affects certain kinds of homes. FACT: House construction can affect radon levels. However, radon can be a problem in homes of all types: old homes, new homes, drafty homes, insulated homes, homes with basements, homes without basements. Local geology, construction materials, and how the home was built are among the factors that can affect radon levels in homes. U.S. EPA 402-K , January 2009 A Citizen s Guide To Radon l The Guide To Protecting Yourself And Your Family From Radon 13 13

35 RADON MYTHS and facts continued MYTH: Radon is only a problem in certain parts of the country. FACT: High radon levels have been found in every state. Radon problems do vary from area to area, but the only way to know your radon level is to test. MYTH: A neighbor s test result is a good indication of whether your home has a problem. FACT: It s not. Radon levels can vary greatly from home to home. The only way to know if your home has a radon problem is to test it. MYTH: Everyone should test their water for radon. FACT: Although radon gets into some homes through water, it is important to first test the air in the home for radon. If your water comes from a public water system that uses ground water, call your water supplier. If high radon levels are found and the home has a private well, call the Safe Drinking Water Hotline at (800) for information on testing your water. MYTH: It s difficult to sell homes where radon problems have been discovered. FACT: Where radon problems have been fixed, home sales have not been blocked or frustrated. The added protection is sometimes a good selling point. MYTH: I ve lived in my home for so long, it doesn t make sense to take action now. FACT: You will reduce your risk of lung cancer when you reduce radon levels, even if you ve lived with a radon problem for a long time. MYTH: Short-term tests can t be used for making a decision about whether to fix your home. FACT: A short-term test followed by a second short-term test* can be used to decide whether to fix your home. However, the closer the average of your two short-term tests is to 4 pci/l, the less certain you can be about whether your year-round average is above or below that level. Keep in mind that radon levels below 4 pci/l still pose some risk. Radon levels can be reduced in most homes to 2 pci/l or below. *If the radon test is part of a real estate transaction, the result of two short-term tests can be used in deciding whether to mitigate. For more information, see EPA s Home Buyer s and Seller s Guide to Radon U.S. EPA 402-K , January 2009 A Citizen s Guide To Radon l The Guide To Protecting Yourself And Your Family From Radon

36 For further information EPA Radon Web Site EPA s radon page includes links to publications, hotlines, private proficiency programs and more. Frequent Questions: Radon Hotlines SOS-RADON ( )* Purchase radon test kits by phone RADON ( )* Get live help for your radon questions * Radon Fix-It Hotline. For general information on fixing or reducing the radon level in your home. EPA Regional Offices Check the above Web site for a listing of your EPA regional office. Ordering Radon Publications Many EPA radon publications are available from pubs Radon publications may be ordered through the National Service Center for Environmental Publications (NSCEP) by calling , by visiting the NSCEP website at or by at nscep@bps-lmit.com * Línea Directa de Información sobre Radón en Español. Hay operadores disponibles desde las 9:00 AM hasta las 5:00 PM para darle información sobre radón y como ordenar un kit para hacer la prueba de radón en su hogar Safe Drinking Water Hotline. For general information on drinking water, radon in water, testing and treatment, and standards for radon in drinking water. Operated under a contract with EPA. *Operated by the National Safety Council in partnership with EPA. U.S. EPA 402-K , January 2009 A Citizen s Guide To Radon l The Guide To Protecting Yourself And Your Family From Radon 15 15

37 U.S. EPA Assessment of Risks from Radon in Homes In June 2003, the EPA revised its risk estimates for radon exposure in homes. EPA estimates that about 21,000 annual lung cancer deaths are radon related. EPA also concluded that the effects of radon and cigarette smoking are synergistic, so that smokers are at higher risk from radon. EPA s revised estimates are based on the National Academy of Sciences 1998 BEIR VI (Biological Effects of Ionizing Radiation) Report which concluded that radon is the second leading cause of lung cancer after smoking. Surgeon General Health Advisory Indoor radon is the secondleading cause of lung cancer in the United States and breathing it over prolonged periods can present a significant health risk to families all over the country. It s important to know that this threat is completely preventable. Radon can be detected with a simple test and fixed through well-established venting techniques. January 2005 State Radon Offices ( Call your state radon office for additional help with any of your radon questions. Up-to-date information on how to contact your state radon office is also available on EPA s Web site at or call EPA s toll free Indoor Air Quality Information Clearinghouse (IAQ INFO) at (800) to obtain the current listing. Alabama Alaska Arizona Arkansas California Colorado Connecticut Delaware District of Columbia Florida Georgia Hawaii Idaho Illinois Indiana Iowa Kansas Kentucky Louisiana Maine Maryland (EPA Region 3) Massachusetts Michigan Minnesota Mississippi Missouri Local-Toll Toll-Free RADON Montana Nebraska Nevada New Hampshire New Jersey New Mexico New York North Carolina North Dakota Ohio Oklahoma Oregon Pennsylvania Puerto Rico Rhode Island South Carolina South Dakota Tennessee Texas Utah Vermont Virginia Washington West Virginia Wisconsin Wyoming Local-Toll x Toll-Free x x RADON Tribal Radon Program Offices Hopi Tribe (Arizona) Inter-Tribal Council of America Navajo Nation Indoor Environments Division (6609J) EPA 402/K-09/001 January Indoor Air Quality (IAQ)

38 A BRIEF GUIDE TO MOLD, MOISTURE, AND YOUR HOME

39 EPA 402-K This Guide provides information and guidance for homeowners and renters on how to clean up residential mold problems and how to prevent mold growth. U.S. Environmental Protection Agency Office of Air and Radiation Indoor Environments Division 1200 Pennsylvania Avenue Mailcode: 6609J Washington, DC

40 A BRIEF GUIDE TO MOLD, MOISTURE, AND YOUR HOME Contents Page Mold Basics Why is mold growing in my home? 2 Can mold cause health problems? 2 How do I get rid of mold? 3 Mold Cleanup Who should do the cleanup? 4 Mold Cleanup Guidelines 6 What to Wear When Cleaning Moldy Areas 8 How Do I Know When the Remediation or Cleanup is Finished? 9 Moisture and Mold Prevention and Control Tips 10 Actions that will help to reduce humidity 11 Actions that will help prevent condensation 12 Testing or sampling for mold 13 Hidden Mold 14 Cleanup and Biocides 15 Additional Resources 16 1

41 MOLD BASICS W The key to mold control is moisture control. If mold is a problem in your home, you should clean up the mold promptly and fix the water problem. It is important to dry water-damaged areas and items within hours to prevent mold growth. hy is mold growing in my home? Molds are part of the natural environment. Outdoors, molds play a part in nature by breaking down dead organic matter such as fallen leaves and dead trees, but indoors, mold growth should be avoided. Molds reproduce by means of tiny spores; the spores are invisible to the naked eye and float through outdoor and indoor air. Mold may begin growing Mold growing outdoors on firewood. Molds come in many colors; both white and black molds are shown here. indoors when mold spores land on surfaces that are wet. There are many types of mold, and none of them will grow without water or moisture. Can mold cause health problems? Molds are usually not a problem indoors, unless mold spores land on a wet or damp spot and begin growing. Molds have the potential to cause health problems. Molds produce allergens (substances that can cause allergic reactions), irritants, and in some cases, potentially toxic substances (mycotoxins). Inhaling or touching mold or mold spores may cause allergic reactions in sensitive individuals. Allergic responses include hay fever-type symptoms, such as sneezing, runny nose, red eyes, and skin rash (dermatitis). Allergic reactions to mold are common. They can be immediate or delayed. Molds can also cause asthma attacks in people with asthma who are allergic to mold. In addition, mold exposure can irritate the eyes, skin, nose, throat, and lungs of both mold- 2

42 allergic and non-allergic people. Symptoms other than the allergic and irritant types are not commonly reported as a result of inhaling mold. Research on mold and health effects is ongoing. This brochure provides a brief overview; it does not describe all potential health effects related to mold exposure. For more detailed information consult a health professional. You may also wish to consult your state or local health department. How do I get rid of mold? It is impossible to get rid of all mold and mold spores indoors; some mold spores will be found floating through the air and in house dust. The mold spores will not grow if moisture is not present. Indoor mold growth can and should be prevented or controlled by controlling moisture indoors. If there is mold growth in your home, you must clean up the mold and fix the water problem. If you clean up the mold, but don t fix the water problem, then, most likely, the mold problem will come back. Magnified mold spores. Molds can gradually destroy the things they grow on. You can prevent damage to your home and furnishings, save money, and avoid potential health problems by controlling moisture and eliminating mold growth. 3

43 MOLD CLEANUP Leaky window mold is beginning to rot the wooden frame and windowsill. If you already have a mold problem ACT QUICKLY. Mold damages what it grows on. The longer it grows, the more damage it can cause. Who should do the cleanup? Who should do the cleanup depends on a number of factors. One consideration is the size of the mold problem. If the moldy area is less than about 10 square feet (less than roughly a 3 ft. by 3 ft. patch), in most cases, you can handle the job yourself, following the guidelines below. However: If there has been a lot of water damage, and/or mold growth covers more than 10 square feet, consult the U.S. Environmental Protection Agency (EPA) guide: Mold Remediation in Schools and Commercial Buildings. Although focused on schools and commercial 4

44 buildings, this document is applicable to other building types. It is available free by calling the EPA Indoor Air Quality Information Clearinghouse at (800) , or on the Internet at: If you choose to hire a contractor (or other professional service provider) to do the cleanup, make sure the contractor has experience cleaning up mold. Check references and ask the contractor to follow the recommendations in EPA s Mold Remediation in Schools and Commercial Buildings, the guidelines of the American Conference of Governmental Industrial Hygenists (ACGIH), or other guidelines from professional or government organizations. If you suspect that the heating/ventilation/air conditioning (HVAC) system may be contaminated with mold (it is part of an identified moisture problem, for instance, or there is mold near the intake to the system), consult EPA s guide Should You Have the Air Ducts in Your Home Cleaned? before taking further action. Do not run the HVAC system if you know or suspect that it is contaminated with mold - it could spread mold throughout the building. Visit airduct.html, or call (800) for a free copy. If the water and/or mold damage was caused by sewage or other contaminated water, then call in a professional who has experience cleaning and fixing buildings damaged by contaminated water. If you have health concerns, consult a health professional before starting cleanup. 5

45 MOLD CLEANUP GUIDELINES Bathroom Tip Places that are often or always damp can be hard to maintain completely free of mold. If there s some mold in the shower or elsewhere in the bathroom that seems to reappear, increasing the ventilation (running a fan or opening a window) and cleaning more frequently will usually prevent mold from recurring, or at least keep the mold to a minimum. Tips and techniques The tips and techniques presented in this section will help you clean up your mold problem. Professional cleaners or remediators may use methods not covered in this publication. Please note that mold may cause staining and cosmetic damage. It may not be possible to clean an item so that its original appearance is restored. Fix plumbing leaks and other water problems as soon as possible. Dry all items completely. Scrub mold off hard surfaces with detergent and water, and dry completely. Mold growing on the underside of a plastic lawnchair in an area where rainwater drips through and deposits organic material. 6

46 Mold growing on a piece of ceiling tile. Absorbent or porous materials, such as ceiling tiles and carpet, may have to be thrown away if they become moldy. Mold can grow on or fill in the empty spaces and crevices of porous materials, so the mold may be difficult or impossible to remove completely. Avoid exposing yourself or others to mold (see discussions: What to Wear When Cleaning Moldy Areas and Hidden Mold.) Do not paint or caulk moldy surfaces. Clean up the mold and dry the surfaces before painting. Paint applied over moldy surfaces is likely to peel. If you are unsure about how to clean an item, or if the item is expensive or of sentimental value, you may wish to consult a specialist. Specialists in furniture repair, restoration, painting, art restoration and conservation, carpet and rug cleaning, water damage, and fire or water restoration are commonly listed in phone books. Be sure to ask for and check references. Look for specialists who are affiliated with professional organizations. 7

47 WHAT TO WEAR WHEN CLEANING MOLDY AREAS Mold growing on a suitcase stored in a humid basement. It is important to take precautions to LIMIT YOUR EXPOSURE to mold and mold spores. Avoid breathing in mold or mold spores. In order to limit your exposure to airborne mold, you may want to wear an N-95 respirator, available at many hardware stores and from companies that advertise on the Internet. (They cost about $12 to $25.) Some N-95 respirators resemble a paper dust mask with a nozzle on the front, others are made primarily of plastic or rubber and have removable cartridges that trap most of the mold spores from entering. In order to be effective, the respirator or mask must fit properly, so carefully follow the instructions supplied with the respirator. Please note that the Occupational Safety and Health Administration (OSHA) requires that respirators fit properly (fit testing) when used in an occupational setting; consult OSHA for more information ( OSHA or osha.gov/). 8

48 Wear gloves. Long gloves that extend to the middle of the forearm are recommended. When working with water and a mild detergent, ordinary household rubber gloves may be used. If you are using a disinfectant, a biocide such as chlorine bleach, or a strong cleaning solution, you should select gloves made from natural rubber, neoprene, nitrile, polyurethane, or PVC (see Cleanup and Biocides). Avoid touching mold or moldy items with your bare hands. Wear goggles. Goggles that do not have ventilation holes are recommended. Avoid getting mold or mold spores in your eyes. Cleaning while wearing N-95 respirator, gloves, and goggles. How do I know when the remediation or cleanup is finished? You must have completely fixed the water or moisture problem before the cleanup or remediation can be considered finished. You should have completed mold removal. Visible mold and moldy odors should not be present. Please note that mold may cause staining and cosmetic damage. You should have revisited the site(s) shortly after cleanup and it should show no signs of water damage or mold growth. People should have been able to occupy or re-occupy the area without health complaints or physical symptoms. Ultimately, this is a judgment call; there is no easy answer. If you have concerns or questions call the EPA Indoor Air Quality Information Clearinghouse at (800)

49 MOISTURE AND MOLD PREVENTION AND CONTROL TIPS Moisture Control is the Key to Mold Control Mold growing on the surface of a unit ventilator. Clean and repair roof gutters regularly. When water leaks or spills occur indoors - ACT QUICKLY. If wet or damp materials or areas are dried hours after a leak or spill happens, in most cases mold will not grow. Make sure the ground slopes away from the building foundation, so that water does not enter or collect around the foundation. Keep air conditioning drip pans clean and the drain lines unobstructed and flowing properly. 10

50 Condensation on the inside of a windowpane. Keep indoor humidity low. If possible, keep indoor humidity below 60 percent (ideally between 30 and 50 percent) relative humidity. Relative humidity can be measured with a moisture or humidity meter, a small, inexpensive ($10-$50) instrument available at many hardware stores. If you see condensation or moisture collecting on windows, walls or pipes - ACT QUICKLY to dry the wet surface and reduce the moisture/water source. Condensation can be a sign of high humidity. Actions that will help to reduce humidity: Vent appliances that produce moisture, such as clothes dryers, stoves, and kerosene heaters to the outside where possible. (Combustion appliances such as stoves and kerosene heaters produce water vapor and will increase the humidity unless vented to the outside.) Use air conditioners and/or de-humidifiers when needed. Run the bathroom fan or open the window when showering. Use exhaust fans or open windows whenever cooking, running the dishwasher or dishwashing, etc. 11

51 Actions that will help prevent condensation: Reduce the humidity (see preceeding page). Increase ventilation or air movement by opening doors and/or windows, when practical. Use fans as needed. Cover cold surfaces, such as cold water pipes, with insulation. Increase air temperature. Mold growing on a wooden headboard in a room with high humidity. 12

52 Renters: Report all plumbing leaks and moisture problems immediately to your building owner, manager, or superintendent. In cases where persistent water problems are not addressed, you may want to contact local, state, or federal health or housing authorities. Testing or sampling for mold Is sampling for mold needed? In most cases, if visible mold growth is present, sampling is unnecessary. Since no EPA or other federal limits have been set for mold or mold spores, sampling cannot be used to check a building s compliance with federal mold standards. Surface sampling may be useful to determine if an area has been adequately cleaned or remediated. Sampling for mold should be conducted by professionals who have specific experience in designing mold sampling protocols, sampling methods, and interpreting results. Sample analysis should follow analytical methods recommended by the American Industrial Hygiene Association (AIHA), the American Conference of Governmental Industrial Hygienists (ACGIH), or other professional organizations. Rust is an indicator that condensation occurs on this drainpipe. The pipe should be insulated to prevent condensation. 13

53 HIDDEN MOLD Mold growing on the back side of wallpaper. Suspicion of hidden mold You may suspect hidden mold if a building smells moldy, but you cannot see the source, or if you know there has been water damage and residents are reporting health problems. Mold may be hidden in places such as the back side of dry wall, wallpaper, or paneling, the top side of ceiling tiles, the underside of carpets and pads, etc. Other possible locations of hidden mold include areas inside walls around pipes (with leaking or condensing pipes), the surface of walls behind furniture (where condensation forms), inside ductwork, and in roof materials above ceiling tiles (due to roof leaks or insufficient insulation). Investigating hidden mold problems Investigating hidden mold problems may be difficult and will require caution when the investigation involves disturbing potential sites of mold growth. For example, removal of wallpaper can lead to a massive release of spores if there is mold growing on the underside of the paper. If you believe that you may have a hidden mold problem, consider hiring an experienced professional. 14

54 Cleanup and Biocides Biocides are substances that can destroy living organisms. The use of a chemical or biocide that kills organisms such as mold (chlorine bleach, for example) is not recommended as a routine practice during mold cleanup. There may be instances, however, when professional judgment may indicate its use (for example, when immune-compromised individuals are present). In most cases, it is not possible or desirable to sterilize an area; a background level of mold spores will remain - these spores will not grow if the moisture problem has been resolved. If you choose to use disinfectants or biocides, always ventilate the area and exhaust the air to the outdoors. Never mix chlorine bleach solution with other cleaning solutions or detergents that contain ammonia because toxic fumes could be produced. Please note: Dead mold may still cause allergic reactions in some people, so it is not enough to simply kill the mold, it must also be removed. Water stain on a basement wall locate and fix the source of the water promptly. 15

55 ADDITIONAL RESOURCES For more information on mold related issues including mold cleanup and moisture control/condensation/humidity issues, you can call the EPA Indoor Air Quality Information Clearinghouse at (800) Or visit: Mold growing on fallen leaves.. This document is available on the Environmental Protection Agency, Indoor Environments Division website at: 16