Hot Environmental Topics

🏡 Important Information for New Jersey Homebuyers and Realtors Regarding the 2022 Lead Paint Law

There is a new law in New Jersey that you cannot afford to overlook if you are buying or selling or renting a home, especially one that was constructed before 1978. Now that the New Jersey Lead-Based Paint Inspection Law is in force, it has significant ramifications for homebuyers, landlords, and realtors. Knowing this law is essential to avoiding delays, penalties, or unforeseen expenses at the closing table, whether you're managing rental properties, buying your first home, or representing a seller/buyer.

"🎯" The New Jersey Lead Paint Law: What Is It?
New Jersey mandated lead-based paint inspections for some residential rental properties constructed prior to 1978 as of July 22, 2022. The aim? Since lead poisoning is completely preventable but still common in older housing, it is important to identify and address lead hazards before children are exposed.

🛑 To whom does this law apply?
This law mainly affects:

• Owners of rental properties prior to 1978
• Realtors who list or sell properties that are impacted
• Homebuyers buying rental properties or investment properties
• Developers and property managers dealing with an older housing stock
• Depending on the municipality's classification (exempt vs. non-exempt), a property that meets the requirements must be examined visually or through dust wipe sampling for lead-based paint hazards.

🏚️Why 1978 Is Important
In 1978, the federal government outlawed the use of lead-based paint in homes. Lead-based paint was most likely used in homes constructed prior to that time.  For this reason, New Jersey is focusing on properties from this era, particularly rental properties where children might be present.

📝 What Realtors Must Understand
Informing clients of their obligations under the new law is a critical function of realtors. Here's how to safeguard your transactions:

• Inquire early: Was the property constructed prior to 1978? Has it ever been a rental?
• Look for exemptions: Because of their low risks of lead exposure, some municipalities are exempt.
• Notify investors and landlords that inspections must be performed at tenant turnover or every three years, whichever occurs first.
• Collaborate with certified inspectors: Certified lead evaluation contractors are required to conduct inspections.

🏠 Things Homebuyers Need to Be Aware Of
You may inherit compliance responsibilities if you purchase a home that has been rented or may be rented. This comprises:

• Making certain that inspections are current
• Setting aside money for possible remediation
• Maintaining precise records for upcoming leases or sales
• It's not only wise, but also required by law, to have a lead paint inspection done if you're purchasing a multifamily building or intend to rent out a unit.

💰 Penalties, charges, and responsibility
Fines for noncompliance can reach $1,000 per week until the problem is fixed. Additionally, the cost of remediation may vary based on the extent of the lead hazard, and municipalities may impose inspection fees.

🧰 How to Maintain Compliance

• Make an appointment for a certified contractor to inspect the home for lead paint.
• Any lead hazards should be addressed right away.
• Maintain records; you'll need them for upcoming property sales or inspections.
• Use the EPA's "Protect Your Family from Lead in Your Home" guide to inform prospective tenants and purchasers.

🧭 Do You Need Assistance Getting Around?
In New Jersey, Curren Environmental provides expert lead paint testing, inspections, and cleanup services. With more than 27 years of experience, we assist property owners in maintaining compliance and ensuring the safety of families.

👉 For a complete FAQ and to arrange an inspection right now, go to CurrenEnvironmental.com.

Concluding Remarks for Homebuyers and Realtors

If ignored, the New Jersey Lead Paint Law could be a game-changer. It's not just another rule. By working with knowledgeable inspectors, educating your clients, and incorporating compliance into your real estate strategy, you can stay ahead of the curve.

The Problem with Metal Detectors for Underground Storage Tank Detection 

Have you ever used a metal detector at the beach? You probably found pennies, nickels, dimes, maybe some paper clips or a thumb tack. But did you ever find that diamond ring or emerald necklace that would be like winning the lottery? Probably not.

That's exactly what it's like using a metal detector to find Underground Storage Tanks (USTs).

Why Metal Detectors Fail for UST Detection

Here's the fundamental problem: metal detectors find ALL metal, not just underground storage tanks. Consider what surrounds every home:

• HVAC units and air conditioning systems
• Chain-link fencing
• Reinforced concrete with rebar
• Underground utilities and pipes
• Electrical conduits and wiring

When you hire someone with an $800 metal detector who charges $200 to essentially "find a penny," you're not getting the precision you need for underground storage tank detection.

The Hidden Costs of Inaccurate Tank Detection

Real Case Study: A homeowner purchased a property after having a metal detector scan performed. When they later tried to sell, a potential buyer hired Curren Environmental to perform a GPR scan. Result? We found a leaking underground storage tank that the metal detector had missed entirely. The remediation cost exceeded $45,000.

Don't let this happen to you.

Why Ground Penetrating Radar (GPR) is Superior for Tank Scanning 

What is Ground Penetrating Radar?

Ground Penetrating Radar (GPR) is a geophysical method developed over the past thirty years specifically for shallow, high-resolution subsurface investigations. Unlike metal detectors, GPR uses high-frequency pulsed electromagnetic waves (10 MHz to 1,000 MHz) to create detailed underground maps.

Key Advantages of GPR for Underground Storage Tank Detection

1. Detects Non-Metallic Objects

• Finds plastic pipes and non-conductive materials
• Locates tanks regardless of material composition
• Identifies buried objects metal detectors completely miss

2. Real-Time Subsurface Imaging

• Provides immediate visual feedback
• Shows exact location and depth
• Offers adjustable digital color displays
• No waiting for data processing

3. Precision Over General Detection

• Specifically designed for underground tank scanning
• Distinguishes between tanks and other buried objects
• Reduces false positives dramatically

How GPR Technology Works

GPR operates by:

1. Propagating energy downward into the ground
2. Reflecting signals back from boundaries with electrical property contrasts
3. Creating detailed subsurface maps of solid buried objects
4. Providing real-time analysis for immediate decision-making

Professional GPR Equipment vs. Consumer Metal Detectors 

Investment in Professional Technology

Professional GPR units cost over $20,000 and require trained technicians to operate effectively. This isn't just equipment—it's an investment in:

• Accurate results the first time
• Avoiding costly mistakes like missed tanks
• Professional expertise in interpretation
• Comprehensive reporting and documentation

Optimal Scanning Conditions

GPR performs best in:

• Unpaved areas (grass, dirt, gravel)
• Non-landscaped spaces with minimal obstructions
• Areas without heavy concrete or asphalt coverage

Note: While signals may attenuate over solid ground cover like concrete or pavers, professional GPR can still detect underground storage tanks in these conditions.

Real-World Case Studies and Success Stories 

Case Study 1: The $20,000 Mistake

Situation: The Homeowner relied on a metal detector scan for the property purchase. Problem: Metal detector missed a leaking underground storage tank. Solution: GPR scan identified the tank location. Outcome: Tank removal and $20,000+ remediation required

Case Study 2: Inconclusive Metal Detective Results

Situation: Multiple properties with "inconclusive" metal detector scans. Problem: Recommendations to "dig it up" or get GPR scan. Solution: Curren Environmental GPR scanning Outcome: Definitive results without unnecessary excavation

Frequently Asked Questions About Underground Storage Tank Detection (GPR FAQ) 

Q: How much does professional GPR tank scanning cost compared to metal detection?

A: While GPR scanning has a higher upfront cost, it prevents expensive mistakes. Curren has seen up to $500,000 in soil remediation costs. 

Q: Can GPR detect tanks under concrete or pavement?

A: Yes, though signal quality may be reduced. Professional GPR equipment can penetrate various surface materials.

Q: How deep can GPR detect underground storage tanks?

A: GPR can typically detect tanks at depths of 10-15 feet, depending on soil conditions and tank size.

Q: Is GPR safe for my property?

A: Absolutely. GPR is non-invasive and doesn't damage landscaping, driveways, or structures.

The Bottom Line: GPR vs. Metal Detectors for Underground Tank Detection

Remember this key distinction:

• Metal detectors find anything metal in the ground
• Ground Penetrating Radar specifically scans for Underground Storage Tanks

When you're dealing with property purchases, environmental compliance, or potential contamination issues, you need precision, not guesswork.

Ready to Schedule Professional Underground Storage Tank Detection?

Don't risk the costly mistakes that come with inadequate tank detection methods. Contact Curren Environmental for professional GPR tank scanning services that deliver accurate, reliable results.

Professional GPR tank scanning protects your investment and ensures environmental compliance.

For more information about professional underground storage tank detection services, contact Curren Environmental. Our technicians use state-of-the-art GPR technology to provide accurate, reliable results for residential and commercial properties.

A comprehensive resource for homeowners and real estate professionals.

Introduction

Mold—it's the unwelcome houseguest that no homeowner or realtor wants to encounter. Beyond being unsightly, mold can compromise structural integrity, decrease property values, and pose serious health risks. Whether you're a homeowner wanting to protect your living space or a realtor helping clients maintain valuable properties, understanding mold prevention is essential.

In this guide, we'll explore practical, effective strategies to keep homes mold-free, identify early warning signs, and address small problems before they become costly nightmares.

Understanding Mold: Know Your Enemy

Mold is a type of fungus that reproduces by releasing spores into the air. These microscopic particles are virtually everywhere, both indoors and outdoors. When spores land on damp surfaces with organic material (like wood, drywall, or fabric), they can quickly develop into mold colonies under the right conditions.

What mold needs to grow:

• Moisture or high humidity (above 60%)
• Food source (almost any organic material)
• Oxygen
• Warm temperatures (typically 77-86°F, though some molds can grow in cooler environments)
• Time (as little as 24-48 hours under ideal conditions)

Common Household Mold Hot Spots

Bathrooms

• Shower stalls and curtains
• Under and around toilets
• Sink cabinets
• Grout between tiles
• Ceiling (especially if ventilation is poor)

Kitchen

• Under the sink
• Behind the refrigerator
• Microwave and other appliances
• Garbage disposal areas

Basement & Crawl Spaces

• Around foundation cracks
• Near sump pumps
• Around windows
• On exposed dirt

Other Problematic Areas

• Window sills and frames
• Air conditioning units and ductwork
• Attic spaces (especially around roof leaks)
• Laundry areas
• Under carpeting in damp areas

10 Essential Mold Prevention Strategies

1. Control Indoor Humidity

Maintain indoor humidity between 30% and 50%. Use dehumidifiers in naturally damp spaces like basements, and monitor levels with a hygrometer (humidity meter).

2. Ensure Proper Ventilation

• Install and use exhaust fans in bathrooms, kitchens, and laundry rooms
• Ensure dryer vents direct air outside, not into attics or crawl spaces
• Consider energy-efficient ventilation systems for whole-house humidity control

3. Address Water Issues Promptly

• Fix leaky roofs, windows, and pipes within 24-48 hours
• Inspect water-using appliances regularly (water heaters, washing machines, dishwashers)
• Clean and repair roof gutters to prevent water seepage

4. Improve Air Circulation

• Don't push furniture completely against the walls
• Open doors between rooms
• Use ceiling fans to increase air movement
• Open windows when weather permits (unless outdoor humidity is high)

5. Basement and Foundation Care

• Apply waterproof sealants to basement walls and floors
• Ensure proper grading around foundations to direct water away
• Consider installing a sump pump if basement flooding is an issue

6. Smart Bathroom Habits

• Squeegee shower walls after use
• Hang towels to dry completely
• Leave the shower doors/curtains open to allow drying
• Clean bathroom surfaces regularly with mold-inhibiting products

7. Strategic Landscaping

• Don't place mulch directly against home foundations
• Trim vegetation to allow airflow near exterior walls
• Ensure sprinklers don't spray directly onto the house

8. Mold-Resistant Building Materials

When renovating or building, consider:

• Mold-resistant drywall or Sheetrock
• Mold-inhibiting paints
• Paperless drywall for bathrooms
• Cement board in shower and bath areas

9. Regular Home Inspections

• Check hidden areas quarterly (behind appliances, under sinks)
• Inspect attics during rainy seasons
• Look for water stains, discoloration, or musty odors

10. HVAC Maintenance

• Change air filters regularly (every 1-3 months)
• Have ducts professionally cleaned if mold is suspected
• Consider UV lights for HVAC systems to kill airborne spores

Early Warning Signs of Mold Problems

Be alert for these indicators that mold might be developing:

• Musty, earthy odors
• Visible water stains or discoloration
• Peeling or bubbling paint/wallpaper
• Warping of wood
• Increased allergy symptoms indoors
• Excessive condensation on windows or pipes

Health Impacts: Why Mold Prevention Matters

Mold exposure can cause various health issues, especially for sensitive individuals:

• Nasal congestion, coughing, and wheezing
• Eye irritation
• Throat irritation
• Skin rashes
• Headaches
• More severe reactions in those with asthma or compromised immune systems

For Realtors: Protecting Your Clients and Listings

During Property Evaluations

• Know how to spot potential mold issues during walkthroughs
• Recognize "cover-up" signs like fresh paint in unusual areas
• Include mold inspections in standard home inspection recommendations

When Listing Properties

• Advise sellers on addressing mold issues before listing
• Document mold remediation efforts
• Understand disclosure requirements in your state
• Consider pre-listing inspections to identify problems early

Protecting Vacant Properties

• Set thermostats appropriately (usually above 55°F)
• Consider periodic dehumidification
• Ensure regular property checks
• Maintain minimal water use in plumbing systems

DIY Mold Cleaning Solutions

Important Safety Notes:

• Never mix bleach with ammonia or other household cleaners
• Always wear gloves and a mask when cleaning mold
• Ensure adequate ventilation

When to Call Professionals

Consider professional help when:

• Mold is inside HVAC systems
• There's mold growth after flooding with contaminated water
• You suspect hidden mold in walls or ceilings
• Residents experience health symptoms potentially related to mold
• Different smells that you are unfamiliar with, especially in attics, crawl spaces and basements

Seasonal Mold Prevention Calendar

Spring

• Check for winter water damage
• Clean gutters after spring blossoms
• Inspect the roof after winter weather
• Test the sump pump before spring rains

Summer

• Monitor air conditioning systems
• Check for condensation issues
• Inspect outdoor sprinkler spray patterns
• Clean and dry pool equipment properly

Fall

• Clear gutters of autumn leaves
• Check window seals before winter
• Inspect attic ventilation
• Examine the basement for summer condensation issues

Winter

• Monitor indoor humidity during the heating season
• Check for ice dams on roofs
• Ensure proper ventilation when using humidifiers
• Inspect pipes in cold areas for condensation

Conclusion

Preventing mold is far easier and more cost-effective than addressing an established problem. By implementing these strategies, homeowners can protect their health and property value, while realtors can better serve clients by identifying potential issues early.

Remember, the key to successful mold prevention lies in controlling moisture, ensuring proper ventilation, and staying vigilant through regular inspections. Taking these proactive steps today can save thousands in remediation costs tomorrow.

The Critical Difference in Oil Tank Sweep Technology That Could Save You Thousands

When purchasing real estate, oil tank sweeps are among the most essential environmental inspections homebuyers request. However, not all oil tank detection methods offer equal reliability. Understanding the difference between basic metal detectors and advanced Ground Penetrating Radar (GPR) technology could save you thousands in unexpected remediation costs.

The Limitations of Standard Metal Detectors

Most budget oil tank sweep companies use simple metal detectors—the same technology hobbyists use to find coins at the beach. While these devices can detect metal objects underground, they provide extremely limited information:

• No visual representation of the buried object
• Cannot determine the precise size or orientation of the tank
• Cannot differentiate between a tank and other metal debris
• No depth information or dimensional data
• Frequently result in false positives and misidentification

Real-World Consequence: We recently worked on a property where a metal detector survey incorrectly identified an oil tank as running under a concrete driveway. When we removed the tank, we discovered it ran parallel to the driveway. This single error would have cost the homeowner an unnecessary $1,200 in concrete restoration.

The GPR Advantage: Seeing What's Actually Underground

Ground Penetrating Radar (GPR) works like sonar for the earth—sending signals into the ground that reflect off buried objects, creating detailed images of what lies beneath the surface. This advanced technology offers crucial benefits:

• Creates visual representations of buried objects
• Determines precise size, depth, and orientation of tanks
• Differentiates between tanks and other underground structures
• Identifies tank features, including fill and vent pipes
• Detects non-metallic objects that metal detectors miss completely

Why Professional GPR Tank Sweeps Are Worth the Investment

GPR oil tank sweeps typically cost a few hundred dollars more than basic metal detector surveys. However, this small upfront investment provides significant advantages:

1. Superior Accuracy: GPR technology provides detailed images of underground structures, not just "beeps" when metal is detected
2. Cost Savings: Prevents expensive excavation mistakes and unnecessary property damage
3. Comprehensive Detection: Identifies both metal and non-metal underground features
4. Professional Expertise: GPR operators typically have extensive experience with actual tank removal

The Hidden Risk of Budget Tank Sweep Services

Companies using only metal detectors often have:

• Minimal startup costs (just $1,000 for basic equipment)
• Limited insurance coverage for errors and omissions
• Less experience with actual tank removal operations
• No visualization capabilities for underground objects

Experience Matters: The Curren Environmental Difference

At Curren Environmental, we've been locating and removing oil tanks for nearly 30 years. Our experience has taught us that metal detectors alone are unreliable, which is why 100% of our residential and commercial oil tank sweeps utilize GPR technology.

Our technicians undergo intensive training that includes:

• Hands-on experience with actual oil tank removal projects
• Recognition of historical indicators of oil heating systems
• Interpretation of GPR imaging data
• Understanding of various tank installation methods and locations

Conclusion: The Smart Investment in Property Protection

When purchasing property, the modest additional cost of a professional GPR oil tank sweep is insignificant compared to the potential thousands in remediation costs from an undetected tank. Remember: in environmental inspections, you truly get what you pay for.     

Contact Curren Environmental - Tank Sweep & Removal Experts

Are you staring at your mold test results feeling confused and concerned? You're not alone. Understanding mold test reports can feel like deciphering a foreign language. In this comprehensive guide, we'll break down exactly what those numbers and technical terms mean for your home and health.

Types of Mold Testing Explained

When investigating potential mold issues, professionals typically use two main testing methods:

Surface Sampling

Surface sampling directly targets visible suspicious growth to confirm whether mold is present and identify the specific types. These tests are performed using:

• Tape Lift Samples: A clear adhesive tape is pressed against the suspect area, "lifting" mold spores for laboratory analysis
• Swab Samples: A sterile swab collects material from the suspect surface

Surface sampling is ideal when you can visibly see discoloration or suspect growth. These tests tell you exactly what's growing on a specific surface but don't necessarily reveal the full extent of airborne contamination.

Air Sampling

Air sampling captures microscopic airborne mold spores that may be circulating throughout your home. This method involves:

• Running air through a specialized collection device
• Capturing spores on a slide or culture medium
• Laboratory analysis to identify types and quantities of mold present

Air samples provide crucial information about what you're breathing. They can detect problems even when mold isn't visible, making them essential for thorough assessments.

Most professional inspectors use non-viable air sampling, which counts all spores regardless of whether they can grow (viable) or not. This approach recognizes that even dead mold spores can cause health issues.

Understanding Your Mold Test Report

When you receive your mold test results, you'll typically see:

1. Types of mold identified: Different species names (like Aspergillus, Penicillium, or Stachybotrys)

2. Concentration levels: Usually shown as spores per cubic meter (spores/m³) for air samples

3. Comparison data: Indoor vs. outdoor levels and/or between different rooms

The interpretation is where many homeowners get confused. Here's the crucial point: There are no federal or state standards for "acceptable" mold levels in homes.

Why There Are No "Safe" Mold Standards

Unlike other environmental contaminants, mold doesn't have government-established Maximum Exposure Limits (MELs). This creates confusion but happens for several scientific reasons:

• Individual sensitivity varies dramatically - what affects one person may not affect another
• Sampling techniques have inherent limitations and can give different results even in the same space
• Mold species have different health impacts - raw numbers don't tell the whole story
• Limited research exists on precise exposure-response relationships in humans

Instead of rigid standards, professional mold assessors follow general interpretation principles based on:

1. Indoor vs. outdoor comparison: Generally, indoor mold counts should be lower than outdoor counts

2. Composition analysis: The types of mold found are often more important than total numbers

3. Distribution patterns: How mold types are distributed throughout the home

Red Flags in Your Mold Report

While there's no magic number that indicates a problem, certain findings should raise concerns:

1. Water-Damage Indicator Molds

Some mold types rarely appear in significant numbers without a moisture problem. High indoor levels of these "marker fungi" strongly suggest water damage:

• Aspergillus species
• Penicillium species
• Stachybotrys chartarum (sometimes called "black mold")
• Chaetomium species
• Ulocladium species

Finding these indoors at higher levels than outdoors almost always indicates a moisture problem requiring attention.

2. Indoor Levels Exceeding Outdoor Levels

Since mold naturally exists outdoors (in soil, mulch, and vegetation), outdoor air typically contains more mold spores than indoor air. When indoor levels exceed outdoor levels, especially of specific mold types, it suggests an indoor mold source.

3. Unusual Distribution Patterns

Different rooms showing dramatically different mold profiles can help pinpoint problem areas. For example, significantly higher levels in a basement compared to upstairs living spaces might indicate basement moisture issues.

Beyond the Numbers: What's Causing Your Mold Problem

The most important part of mold testing isn't just confirming its presence – it's understanding why it's there in the first place.

Mold requires moisture to grow. No exceptions. Finding the water source is essential for long-term resolution. Common culprits include:

• Leaking pipes or plumbing fixtures
• Poor drainage around foundations
• Roof or window leaks
• Condensation due to inadequate ventilation
• High indoor humidity (above 60%)
• Previous water damage that wasn't properly remediated

A comprehensive mold assessment should always include a thorough inspection for water intrusion and humidity issues.

Next Steps: What to Do After Receiving Mold Test Results

If your results indicate a mold problem, follow these steps:

1. Address the moisture source first - Removing mold without fixing the water problem guarantees it will return
2. Determine the extent of contamination - Small areas (under 10 square feet) might be manageable as a DIY project
3. Consider professional remediation for larger problems, especially if water-damage indicator molds are present
4. Create a remediation plan that includes containment to prevent cross-contamination
5. Consider post-remediation verification testing to ensure the issue is resolved

FAQs About Mold Testing

Q: Can mold testing tell me if my home is safe?
A: While testing can identify problematic conditions, there's no universal "safe" threshold. Results should be interpreted alongside visual inspection findings and health concerns.

Q: Should I test for mold if I can already see it?
A: If visible mold is present, testing may not be necessary except to identify specific species or determine airborne spread. The priority should be addressing the moisture source.

Q: How often should I test for mold?
A: Most homes don't need regular mold testing unless there are ongoing moisture issues, known health concerns, or after water damage events.

Q: Does the type of mold matter, or is all mold bad?
A: While all molds require moisture control, certain types (like Stachybotrys or Chaetomium) more strongly indicate serious water problems and may produce more potent allergens or irritants.

Need help interpreting your specific mold test results or addressing a mold problem? Our certified mold assessment professionals can provide personalized guidance. Contact us today for a consultation.

[Learn more about our mold inspection and remediation services →]

Read our comprehensive Mold FAQ →

The four-letter word MOLD, elicits emotional responses from people for different reasons depending on how and where mold is found.    If someone is having health concerns mold will be a target source of the problems and these people will want it investigated professionally.  If you are buying a home finding suspect mold or obvious mold, will require further professional evaluation as to the extent and cause.  Lastly, if you are selling a home and the buyer finds suspect mold, you need professional representation to manage the issue.

Bottom line if you think you have mold or find mold you need a professional to assess the mold.  Unless of course, you started the project with one. 

If there is one thing, I know about mold it is that it is an indoor, biological air contaminant, and anyone associated with it wants it addressed (quantified) or for it to disappear. 

If you are living with health issues your mold consultant needs to inspect and test your environment, to determine if mold is a factor in your health issues.   This inspection encompasses interviewing the individual having the health concerns, inspection of living spaces, target sampling of complaint rooms and a summary report of findings.  These three tasks which are more extensive than they sound are rarely completed, because the industry lacks environmental professionals qualified in mold evaluation.

Case in point, a couple is buying a home, and their due diligence entails a title search and a home inspection.  The home inspector notes mold-like growth on the basement foundation wall and adjacent sheetrock wall.   The buyers obtain a free mold inspection, which provides costs to remediate and does not diagnose the cause of the mold growth.   Now professionals are not free and the buyers got what they paid for, which was a free estimate to remediate which they gave to the seller.  The cause of the growth was not diagnosed.

The seller being presented with a mold issue wanted their representation, so they are in control of the process.  As you might imagine, Curren was the paid environmental consultant.  Our evaluation included inspecting and determining what was causing the mold growth as a foundation wall is made of concrete, which is not organic and is naturally resistant to mold.     Mold was confirmed as mold was growing on the painted concrete foundation (paint is organic) and it was a small area of the basement wall, perhaps 4% of the entire basement wall area.   This wall was found to have been painted multiple times, likely to address the mold growth.  The walls were evaluated with a moisture sensing infrared camera, which found high moisture levels across the wall where mold was present and normal moisture levels on walls that had no growth, so the fuel for the mold was the water, which was determined to not be indoor plumbing but exterior moisture.  The outside area had multiple issues that allowed water to migrate and sit by the foundation where the wall was found to have mold. 

Appropriate remediation would be to address the mold and the water issue outside, and to be fair the exterior water controls would cost more than the inside mold remediation.  The seller asks the buyer what they want to do (the buyer does not have a professional opinion, but rather a free quote to remediate).  The buyer wants the free remediation quote completed, which the seller pays to complete.

Mold comes back and the new owners are perplexed why they still have a mold problem.

Mold Questions?

Call the mold Experts

856-858-9509

I was in Home Depot and there was an overhead public service announcement regarding lead being present in pre-1978 homes and that DIYers should be aware of lead hazards.   To say lead is not a concern or popular is to ignore how serious a health hazard lead is.

So should you get a lead paint inspection?

Seriously, the need for a lead paint inspection relates to why you are interested in inspecting for lead, in short, what is your objective?

If you have a commercial property, you are renovating or demolishing, you may be required to perform a lead paint inspection, so workers are not exposed to lead hazards as well as for management of demolition material that contains lead.

If you are a homeowner or future homeowner and let’s, say you want to buy an older home, for argument's sake the home is circa 1920, and you want to see if lead is present in the home? That is a common request we receive and long before we show up to inspect, I can say 100% you have lead in the home as the home was built during the golden age of lead paint usage, also lead based stains and varnish usage. So if you want to get depressed and have this older home inspected for lead, feel free.

 Perhaps you realize that the home has lead, it must be because it was built at some point before 1978. (Lead paint usage was banned on residential properties in 1978.)   Your concern or objective is to limit lead exposure to your young children. You see children are more susceptible to lead exposure as toddlers will put everything in their mouth and will chew on surfaces. A home with lead paint can generate lead dust and can have CHEW surfaces for kids. Meaning a low windowsill can be found to have teeth marks on it from kids chewing on the wood because that’s what kids do.   Lead also has a sweet flavor profile so why not suck on things that contain lead. Lead dust from rubbing of friction points (doors, windows) lands on floors, where kids crawl and then they suck their hands, that’s your lead exposure.   Protecting your family with a lead paint inspection is a solid reason to have an inspection completed.   You do not have to test the entire house, but you can inspect rooms where you expect toddlers to inhabit, family rooms, bedrooms, and play areas.   Know if lead is present in these rooms and where allows you to mange the risk. Managing risk may mean renovating areas to remove lead or protecting surfaces so lead will not become liberated.

If I am renovating a house, should I get a lead paint inspection?

100% testing for lead before renovation is a smart idea. Testing for lead will protect people working in the space.  If you know lead is present and where, then you can manage the hazard. If no lead is present or lead is present on surfaces that will not be disturbed, you will not be creating a lead hazard.  Lead knowledge is valuable.

 Why should I have my home inspected or assessed for risks?

• Your child has been diagnosed as having lead poisoning. The most common home-based source of lead exposure is deteriorating lead-based paint and the resulting dust.
• You live in a home built before 1978 where small children are or will be living.
• You are about to remodel or do anything that will disturb lead-based paint or generate lead-based paint dust and chips that can harm you and your family.
• You are renting or buying a home. When buying a home, federal law (Title X) allows the buyer to test for lead.      

 What is the difference between an inspection and a risk assessment?

A lead paint inspection is a surface-by-surface investigation to determine whether there is lead-based paint. Lead-based paint inspections determine the presence of lead-based paint.

A lead risk assessment is an on-site investigation to determine the presence, type, severity, and location of lead-based paint hazards (including lead hazards in paint, dust, and soil) and provides suggested ways to control them.

You can also have a combined inspection and risk assessment.  With any of these options, the risk assessor or inspector will provide you with a written report of findings.

The above photo shows a radiator that has been painted multiple times, you can see paint flaking off, the paint is lead and this would constitute a lead paint hazard.  If the paint was not lead, no hazard.

Do I have to inspect the entire property for lead?

You do not have to inspect the entire property for lead if you do not want to and you are planning on living in the property. Many people want specific rooms or surfaces tested so they can decide what renovations they want to perform.

Lead Inspection Questions?

856-858-9509

What is end results of a lead paint inspection?

After you complete a lead paint inspection, you will know where lead is or is not present. This information is also to be shared in the future when you sell the property as you must disclosure your knowledge of lead paint. Older properties that are found to have no lead can obtain lead exempt (lead free certifications), making the property more valuable.

Environmental consultants can be like good bartenders; people view us as impartial and as a shoulder to cry on.   Over 20 years in business with tens of thousands of projects relating to real estate transactions we get an earful from buyers, sellers, realtors, inspectors, mortgage companies, attorneys, etc. Here are some tidbits of knowledge from the environmental fly on the wall during the real estate transaction.

Technically every real estate transaction starts as an "as is" transaction.  The seller is selling the property "as is", as they are not offering to do anything to the property when it is first listed for sale to prospective buyers. That is the foundation of the real estate listed for sale. Of course, some properties have "as is" listed in the sales description.   These "as is" sites are typically bank-owned, estate sales, or owned by entities that did not maintain the dwelling for various reasons. They want it known that repairs should not be anticipated, nor negotiated. 

Due Diligence. 

A property will fall out of the "as is" category shortly after it goes under contract and the buyer completes their due diligence. Due diligence is comprised of the many experts the buyer retains to evaluate the property for issues (Home Inspector, Environmental Engineer for structure, radon, mold, septic, roofing, tank sweep, etc.).   A typical buyer anticipates a property being livable and in good repair, this is akin to owning a car, when your car has something broken it is noticeable and gets addressed. In a home, if an outlet or hose bib not working you will likely just work around it.

Cracks in a foundation, mold in the crawlspace, a basement that gets water on occasion, an exhaust fan that blows moist air in the attic, you can still live in the home so why, as a seller would you bother spending money to fix it? It does not affect your (the seller's) quality of life. Curren often sees this common seller's point of view.    The rub is a buyer who does not see it through rose-colored glasses and is not looking to live with these issues when they evaluate a property. They are looking for the appropriate number of bedrooms, storage space, yard, kitchen, neighborhood, school system, etc.,  many things that just go along with the location of the home and features that they want to check off on their "want" list. Buyers, and rightfully so, view the list of repair items as adding to their overall cost of buying the home (assuming they undertake the repairs) which is not appealing. Long story short, sellers should expect a list of repair items even if the property is being sold "as is", but often sellers do not as they likely came down off their original sales price for the buyer.

Going Under Contract of Sale

Going under contract of sale is a short-term high-stress relationship between buyers and sellers with a high dollar asset one party does not want to overpay for and one doesn’t want to sell below market value. As with any relationship, things can sour so how and what you expect to happen needs to be understood and palatable to both parties, compromise is a good thing.

Management of expectations, buyers, and sellers

Buyer- A buyer is buying a home at an agreed-upon price until inspections reveal repair items and deficiencies in a home. Any repair adds to their purchase price unless the buyer factored in money for repairs when making their offer for the property. In short, the buyer is highly likely to have a list of repairs for the seller after inspections.   

What about an"As Is" Sale?

Much to the chagrin of a seller with an As Is Sale, buyers do not agree with taking it or leaving it. Buyers will ask for concessions after the buyer finds repair items. Depending on the contract of sale, the two parties can negotiate monies for repairs or call off the transaction, with each party walking away. The seller is walking away with knowledge of deficiencies that they and their realtor, attorney have an obligation to disclose to future sellers. The seller will also understand that these deficiencies may be requested to be addressed by another buyer. Often you will find these properties sitting for lengths of time, incurring costs and frustration for the sellers. Not 100% of the time, but more times than you would expect, eventually sellers will concede something for known issues as doing nothing has their costs.

New Home Purchase

Completing inspections on a new home gets you the most bang for your buck because it is a safe bet that you will get your entire to-do list completed as the home is under warranty. Even in new construction the builder and subs may miss something, that is why you get a warranty.   So, inspect away and get your repairs made.

Preexisting Home Sale

Now you are buying a nonnew home, call it a previously owned, used, preexisting home, whatever the term, you are not buying new, so expect the home to not be 100% tip-top shape. Your realtor should prep you that the older home with charm on the mature tree-lined street will have items funded from inspections, maybe 20 items.   Do not expect these 20 items to be enthusiastically addressed by the seller when presented. Some the owner may be aware of and has deferred repair to previously, some may be new, and not all will be fixed for sure. The owner knows their home is habitable (roof does not leak, toilets flush,) so asking for repairs or monies for repairs may seem out of line for the seller. Bear in mind the seller is not moving because the dwelling is falling apart, they have other driving motivations for the sale.   So, when the owner gets a 65-page report with a list of 20 issues with their home, well expect the seller to be a little taken back, slightly offended, etc.   Of course, the home inspection whammy is something sellers should be prepared for by their realtor but rarely are prepared for. I have seen sellers take equal offense from a 16-page report as a 60-page report, the bottom line no one likes criticism.

 Tip on requesting home repairs in a real estate transaction aka Where do buyers fail in buying a home?

Home buying due diligence will invariably find items requiring correction. Inspectors will find multiple issues with the home you are buying. The buyer sees dollar signs over and above the long-term loan commitment they are signing to purchase the home. Understand as a buyer, the longer the repair list you find the more likely the owner did not know about every issue detected. So, when you think about what you want repaired, think of yourself as the seller. At what point would you start getting frustrated with the requests requested? Remember you are buying a used home (read older home) you should be aware that there will be issues, what you are willing to accept is part of the negotiation and will affect how smoothly the transaction progresses.

 Where do sellers fail in selling a home?

First having an experienced realtor is priceless, even more so for an attorney in the real estate transaction. So, selling a home means you need a professional team backing you up.   Regardless of how many homes you have bought and sold, it has to pale in comparison to the number that professionals deal with day in and day out. My point is you have to listen to professional advice. Invariably the professional (unbiased) advice you receive will be better than your advice simply because you do not buy and sell homes for a living.

The most common home sales fail

• As a seller you are not prepared for criticism ahem advice on how to market your home. Family photos, clutter, weeds, and anything visually unappealing is a negative.
• Your home is not perfect, understand that.
• Deferred maintenance is a common term that means neglect occurred regarding the upkeep of the home. COVID-19 has created a home improvement bonanza, with people trapped in their houses, repairs, and improvements moved up into the bucket list. When selling your home think about what repairs you undertook, both recent and old. That roof you replaced 15 years ago?   You may have a 25-year life expectancy left on it.   Even a water heater you replaced shows you made improvements. The bottom line you want to be in the category of well-maintained homeowner, not deferred maintenance.
• Buyers will do inspections, expect repair requests, and expect to be scrambling when these requests are made to get estimates and work done before closing. Some of the smoothest tractions we see are ones where the sellers have a pre-home inspection performed before listing the home. This affords the seller leisurely time to assess issues that a home inspection might find and repair common examples are as follows:
•  Outlets that are not GFI, not working, not grounded, in short, minor electrical issues will be found by a home inspector.   Finding these issues before you list them is inexpensive and repairable in a few hours by a qualified electrician.
• Clogged gutters?   Again, a cheap repair.
• Cracks in a sidewalk?   Live with it unless it is a tripping hazard.
• 20-year-old hot water heater, that works? Maybe offer ½ the cost (if they ask for it after inspection) of a new water heater typical new installation is around $1,000.00.
• Exhaust fan venting to an attic?   Redirect it outside and be prepared to address the mold that the fan caused.
• Speaking of mold, if mold is found, you are best served to remediate, people will pull out of a transaction for mold
• Lead paint?   Yep, almost any home before 1977. The same goes for asbestos, Lead paint and asbestos were the green building products of their day. Don’t want either, well buy a home built after 1979.
• In-use oil tank? New oil tanks today have a 20-year warranty on average, older tanks don’t’ If you have a heating oil UST that is abandoned or in use, you need to remove and replace or remove and test. Bottom line buyers do not want an oil tank that could leak and they want assurances no oil contamination exists from past or current tanks. Oil tank remediation can cost tens of thousands of dollars.
• Garbage disposal not working. Remove it or replace it.
• Worn carpet? Likely going to be replaced by new sellers.
• Water leaks?   These will likely have to be fixed, plumbers are 1.5 times cheaper when they do non-emergency work.

This is just a sample summary, just do not be naive that the buyer is not doing an inspection of your home and the inspection is not going to find anything, be realistic. Go through the report from when you bought the home, what did you repair? What didn’t you repair? Also, be brutally honest, share your current home inspection report with repairs you undertook with receipts of work, and list what you are not repairing, as it is built into the purchase price.   Tough to ask for a repair for an item that the buyer knew about when they went under contract.

You should not rely on the ERMI. Unfortunately, many people, including companies, are relying on the ERMI incorrectly. The ERMI, or Environmental Relative Moldiness Index, was developed by U.S. Environmental Protection Agency (EPA) researchers. It is a research tool and is not recommended for use except as a research tool (this is as per EPA).

The ERMI scale for estimating mold contamination was developed for use in research studies related to mold exposure and health impacts. ERMI has been peer-reviewed for research purposes only and has not been validated for non-research purposes. Meaning the creator of the ERMI, the EPA does not recommend the use of ERMI in homes, schools, or other buildings.

The ERMI methodology uses mold-specific quantitative polymerase chain reaction (MSQPCR) to quantify 36 molds and calculate an index number for comparison with a database of reference homes. The ERMI provides a scale that ranges from a low of approximately -10 to a high of about 30 and can be used by extrapolation or estimation to estimate a U.S. home’s relative level of moldiness compared to the AHHS representative national selection of homes.    

What was the AHHS representative selection of homes?

1131 homes across the U.S. as part of the 2006 HUD American Healthy Home Survey is the base participants in private and public residences. A 3-stage cluster sample was used to select a nationally representative sample of 1,131 homes.  Samples were collected via surface wipes from four common living areas, homeowner vacuum bags, and soil samples from outside the home. Lead testing in paint was conducted using a portable X-Ray Fluorescence (XRF) instrument.   All samples were collected during a single day.  Relevant environmental contaminant data included measurements of lead paint, 
lead dust, lead in soils, mold, allergens/endotoxins in dust, arsenic in soil, indoor moisture measurements, and indoor pesticide residues.  Housing type and age, demographic information on residents (age, race, income group, ethnicity), electrical safety, structural stability, moisture, pest control, ventilation, injury prevention, fire safety, deterioration of carpet, and plumbing facilities were also collected.   As you can see the survey (study) covered many factors not just mold.   If you care to see the meta data sheet for the survey, click here American Healthy Homes Survey (AHHS)

So being a research tool, the ERMI assessment has been used by EPA to help characterize relative levels of mold contamination in homes and other buildings and is being used to investigate potential relationships between ERMI values and health effects.    Now this is being evaluated by researchers as there are zero published government standards for acceptable or unacceptable levels of mold in a built environment. That said to date research is finding that a higher ERMI value in homes have been correlated with a greater likelihood of occupant asthma.    But this trend has not been validated through a multi-lab study, so the accuracy of information is unvalidated.

Now there are labs in the United States that have licensed the ERMI testing from EPA however, the transfer of this technology under the Federal Technology Transfer Act cannot be used to make any claims suggesting that the ERMI is an EPA-approved or validated test.  Meaning this is not an EPA approved testing approach for mold at the present time.

Why do you even know about the ERMI? You are likely concerned about mold and perhaps think you have a mold problem. You looked up mold testing and contacted a so-called mold professional who perhaps is advocating testing for mold and utilizing the ERMI scale. The testing is unvalidated as previously stated and is meant to be used for research only. If you want to be part of a science experiment and have extra money for that endeavor, have at it. If you think you have a mold problem, you need a professional mold inspection which is based in inspection for water damage (past or present) which are current EPA mold-assessment guidance.  Your visual assessment looks for mold growth, water damage, infrastructure deterioration and is performed by a professional with experience in such matters. The inspection can use IR technology, borescope and other specialized equipment but each has limitations, and their use is based on specific site conditions.

EPA does not recommend testing for mold when obvious mold is present (read visible mold).

For example, do you really think it is prudent to test either of the areas in the below photos?  Mold is obvious, what is not 100% obvious is the cause and if other areas in these rooms have a mold problem.

This is based on a commonsense approach that resources (read money) be spent to address the problem rather than turning it into a science experiment. But there are many situations where mold is present out of sight and air sampling is one of the best tools in the tool bag to help find hidden mold.     Even without government standards air testing can help define a normal fungal ecology (meaning what are normal mold spore levels in a built environment.). Since mold is ubiquitous you will have mold spores in the air when you test, wherever you test. The differential is what spores are found by testing and in what concentrations, the evaluation of spore type and concentration will allow an inspector to evaluate a given space for mold-related problems. 

The photos below show air sampling for mold and both found mold that was not visible to the naked eye.  Meaning mold was present behind the walls.  The photo to the right, many possible water sources as it is a utility room that has a water heater, washer and dryer, and an HVAC unit with a condensation pump.  All these items have the potential to release moisture in the space.

A key consideration, which many people overlook is if the space being evaluated appears to have had water issues. This evaluation should also evaluate if perhaps the area "could" have had water issues that were addressed (repaired) but mold could still be present behind walls.  The easy approach to water damage is to clean and paint, not remove and replace.  When you only touch up an area, you are likely leaving mold behind walls.  This mold, most likely dormant allows spores to get airborne and will grow when moisture conditions are conducive.    The bottom line is you must approach all mold assessments and testing based on the evaluation of conditions that could or would allow mold to grow.  That answer will lead you to the problem.

Want expert mold advice? Call Curren today. 

888-301-1050

This is one of the most popular questions asked when an oil tank is involved in a real estate transaction. Worst case scenario oil tank leak is a loaded question - it can't be answered with limited information. Limited information is a few soil samples that show contamination. 

What is the Worst Case Scenario for an oil tank leak?

• The remedial cost exceeds the value of the property.
• The dwelling must be torn down to remediate the contamination.
• Contamination extends under the street and you are responsible for it.   Conversely, the contamination goes onto the neighbor’s property and you are responsible for it.

These are all residential, heating oil tank leaks.  Commercial tanks with commercial problems - well worst case starts at $500,000 and goes up from there and usually takes years to solve, it’s a slow bleed.

What costs could these worst-case residential oil tank leaks involve?   Every residential oil tank leak is different and these costs can approach up to a million dollars.  Curren Environmental is currently working on a site that is budgeted at $540,000 for remediation and we have to let them know that’s not the worst case that we have seen.

Curren had a site listed for $1,100,000.00 and spent $475,000 to begin the cleanup. The site never got clean, has contamination permits in place, and sold for $975,000.   That’s not the worst case, but a sad story because the owner ended up losing money on the sale of the property. 

We were involved with a site where the house had to be torn down and the owner is having a problem with zoning to rebuild the house because the house footprint does not conform to the lot size and since the foundation is gone, you must comply with current zoning setback and impermeable ground cover. That’s kind of a worst case, you can’t rebuild to the same footprint.

The common denominator is when someone asks "What is the Worst Case scenario of an Oil Tank Leak", there is no truthful answer due to the lack of information that would allow a professional to assess and provide a realistic opinion.

Doctors call it a diagnosis, which is provided after testing and evaluation. Environmental consultants call it a delineation where we test and assess and evaluate options to remediate. We define the vertical and horizontal extent of contamination, what media is contaminated is it just soil, or is groundwater impacted as well?   If you don’t know how big or small the problem you can’t guess the worst case, some sites only cost $75,000.