Environmental Impact Issues

Asbestos

Asbestos has been used in many products found in the home to provide insulation, strength, and fire protection. In 1989, the United States Environmental Protection Agency (USEPA) announced a phased ban of asbestos products to be completed by 1996. The most common items in the home that may contain asbestos are:

• Flooring tile and tile backing
• Mastic (glue) used as flooring tile adhesives
• Duct wrapping on heating and air conditioning systems
• Insulation on hot water pipes and boilers, especially in homes built from 1920 to 1972
• Some roofing, shingles and siding
• Ceiling and wall insulation in some homes built or remodeled between 1945 and 1978
• Sheet rock taping compounds and some ceiling materials

According to the USEPA, asbestos generally may not be harmful unless it becomes friable. "Friable" essentially means the material can be easily crushed or pulverized to a powder by a certain hand pressure. Friable materials have a higher potential to release fibers.

When asbestos is suspected of being present in materials that have been damaged, or when it may be distributed during normal activity or in remodeling or removal of the structures, it is important to have the materials tested by a qualified laboratory. In addition, in the event of remodeling or removal of the structures, the law may require the removal or containment of the asbestos containing material by an EPA qualified removal contractor.

For more information or the publication, "Asbestos in Your Home," go to the American Lung Association's website, www.lunguas.org.

USEPA Toxic Substance Control Act Assistance Information Service.
202-554-1404
www.epa.gov/iaq

Electromagnetic Fields (EMF)

Even though research has not yet established a cause-and-effect relationship between power frequency EMFs and any disease or illness, research continues. These fields are created by the low frequency electric lines we use in our homes and businesses by using electrical appliances, electric blankets, computers and so on. Of concern is the effect of long -term exposure to electromagnetic fields from high-tension wires, transformers and other high voltage service equipment. Although these fields can be measured, their levels vary greatly over time and location in homes. There are currently no standards set for what is acceptable exposure and what measurement procedures are appropriate. If you seek additional information, call 314-554-2402 and ask for the brochure entitled "Answering Your Questions - Electric and Magnetic Fields" or go to www.niehs.nih.gov/emfrapid

Lead-Based Paint

Since 1996, owners and real estate agents have had certain obligations to disclose the presence of lead-based paint or hazards under federal law. The law applies to the sale or lease of residential properties (including apartments or rental units) built before 1978. The basic requirements of the Law and Regulations are that sellers and lessors must:

• Disclose the presence of known lead-based paint and/or lead-based paint hazards in residential dwellings built before 1978.
• Provide purchasers and lessees with copies of any available records or reports pertaining to the presence of lead-based paint and/or lead-based paint hazards.
• Provide purchasers and lessees with a federally approved lead-based paint hazard information pamphlet.
• Provide purchasers with a period of up to 10 days (or mutually agreed period), prior to becoming obligated under the purchase contract, during which time the purchaser may conduct a risk assessment or inspection for the presence of lead-based paint hazards. The purchaser may agree to waive this testing opportunity.
• Sales and leases must include certain specified disclosure and acknowledgement language known as a " Lead Warning Statement."

If you seek additional information, call 1-800-424-LEAD (5323) or go to www.epa.gov/lead. The publication, "Protect Your Family from Lead in Your Home" is available at www.epa.gov/opptintr/lead.

Mold

Molds are microscopic fungal organisms found virtually everywhere. They can grow on almost any substance, providing moisture is present. Modern energy efficient construction methods can also contribute to potentially hazardous mold growth, as tighter and tighter homes mean less fresh air exchange. Mold growths can often be seen in the form of discoloration, ranging from white to orange and from green to brown and black. In large quantities, some types of molds can cause allergic, respiratory or other adverse health reactions in some people. While there is no practical way to eliminate all molds and mold spores in the indoor environment, as high moisture content is the major contributor to indoor mold microbiological growth, the way to control it is to immediately control the underlying cause of the moisture accumulation. Water leakage in a home, such as a plumbing or roof leak left untended, or moisture in the HVAC duct system are conditions which could indicate hazardous mold growth. An immediate response (within 24 to 48 hours) and thorough cleanup, drying and/or removal of water-damaged materials may prevent or limit mold growth. Emphasis should always be placed on ensuring proper repairs of the building infrastructure so that water damage and moisture buildup do not recur. However if mold growth has begun, elimination of the moisture may not necessarily eliminate the mold and remediation may be needed. The goal of remediation is to remove or clean contaminated materials in a way that prevents the emission of fungi and the fungi contaminated dust from leaving the work area and entering an occupied or none-abatement area while protecting the health of the person(s) doing the remediation.

The facts above have been taken from various sources, including the US. Environmental Protection Agency website, www.epa.gov/iaq. For additional information, call the USEPA at 1-800-438-4318 or visit the Website.

Offsite Conditions - Environmental Hazards, Toxic Waste, Landfills, etc.

Conditions that are not located on the property are usually not part of the scope of the inspections provided for in a sale contract. Inspection contingencies will often allow for assessments, audits or inspections for a variety of conditions, including toxic waste and environmental matters such as radon or lead- based paint. However, purchasers should seek out public information regarding matters which are not located on the property but in proximity to the property.

Examples of these types of matters include toxic waste site, underground storage tanks, landfills and dioxin. Information regarding toxic waste is available through the United States Environmental Protection Agency, the Missouri Department of Natural Resources and local authorities.

United States Environmental Protection Agency
1-800-223-0425 or www.epa.gov/iaq

Missouri Department of Natural Resources
1-573-751-3443 or www.dnr.mo.gov/env/index.html

Radon

Radon is a naturally occurring colorless and odorless radioactive gas that occurs when uranium decays within the earth. It is found under the earth in varying amounts almost every place in the world.

The United States Environmental Protection Agency (USEPA) recommends testing for radon and reducing radon in homes that have levels of four pico curies per liter (pCi/L) or higher.

There are several devices for which the USEPA has developed protocols for residential radon measurements. Should the testing indicate that remediation is required, USEPA recommends that a trained contractor be used, because lowering radon levels requires specific technical knowledge and skills. The Residential Sale Contract of the St. Louis Association of Realtors provides that a purchaser may have an environmental inspection. If the results of the inspection are unsatisfactory, the buyer may terminate the contract or ask the seller to remedy the problem. If properly completed by a qualified contractor, radon remediation is usually effective to keep radon levels at or below the USEPA acceptable levels.

For more information or the publication, "Home Buyer's and Seller's Guide to Radon," contact the American Lung Association at 314-645-5505 or www.lungusa.org

United States Environmental Protection Agency - Region VII
913-551-7260, 1-800-SOS-RADON or www.epa.gov/iaq/radon