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20131023 slide share-radon_water
- 2. Eric Koslowski Ali DeSaulnier Laboratory Manager Sara Hess Laboratory Director, President and Owner Assistant Laboratory Manager Tasha Fuller and Austin Swallow Laboratory Analysts
- 3. Terry Barter Kelly Barnard Administration and Customer Service George Gauthier Administrative Manager and Customer Service Elaine Brenn General Manager and Owner Shipping & Receiving and Customer Service Greg Aldrich Director, Sales and Marketing
- 4. Background In Leominster since 1995 Research and Develop solutions Business Individuals Chemical & biochemical analysis Locations Whitney Fields 1995-2002 Fuller Street 2002-2011 Elm Hill Ave since 2011
- 5. Private Drinking Water Analysis Radon In Air Testing Research & Development Solutions for Industry
- 6. ORGANIZATIONS: Manufacturers Product developers Hospitals Government agencies Dairy Product Vendors Cruise Lines PROFESSIONALS WE WORK WITH INCLUDE: QA/QC Manager Process Managers and Engineers Facilities managers Agencies FAA Centers for Disease Control Swimming pool managers
- 7. Radon in Air Private well water Analysis You and your clients financial interests!
- 9. The Issue What is radon Measuring for property sale How Where Which testing is recommended
- 10. What is the Issue Many experts have concluded that Radon in Air is an issue Some Controversy about health issues NO controversy about financial impact
- 11. Experts says: Radon a health issue. Many folks are concern. Buyers see financial issues if Radon present. Affects property value. Radon in Air is an financial issue!
- 12. Radon is a gas It is heavier than air Comes from the breakdown of uranium Uranium is present in may types of rock formations EPA Standard say 4 pCi/L (picocuries per liter)
- 13. Most practical and cost Affective method for measuring radon: Charcoal Canister Most popular method Reasonably price Easiest to manage
- 14. EPA is one of the primary advocates of Radon in Air issues Therefore EPA standards are considered by many as the basis for measuring Radon
- 15. “EPA recommends that measurements made for a real estate transaction be performed in the lowest level of the home which is currently suitable for occupancy. This means the lowest level that is currently lived-in, or a lower level that is not currently used (such as a basement, which a buyer could use for living space without renovations). Measurements should be made in a room that is used regularly, such as a living room, playroom, den, or bedroom. This includes a basement that can be used as a recreation room, bedroom, or playroom. This provides the buyer with the option of using a lower level of the home as part of the living area, with the knowledge that it has been tested for radon.”
- 16. Conduct the radon test for minimum of 48 hours. In homes with an active radon reduction system, check that the fan is running at least 24 hours before starting a short-term test lasting less than four days. EPA recommends that short-term radon testing be done under closed-building conditions. Single Sample Two Simultaneous Samples – same location and time frame 4 inches apart Multiple Samples? Complete list of guidelines Page 9
- 17. How concerned is the buyer? Radon measurements are typically higher at lower on lower floors of the house. Not always: Upper levels less ventilated than lower levels. Granite counter tops can emit radon. How many places in the home should be measured? Closed house?
- 18. Measure in environment as people live For average client who is has little or limited concern Single or double canister - side by side Meets fiduciary responsibility For moderate to very concerned client They may want to place multiple double canister tests
- 19. Radon is a heavy gas Concerns by many about health Affects Measure with charcoal canister Location Duration Consult with ETR when issues arise
- 21. The financial impact private water wells have on real estate. We will review: Location Construction Other Factors Quality of the water Solutions Expectation of your laboratory
- 22. Where is the well First you must find it!
- 24. Where is the well First you must find it! EPA Guidelines, Massachusetts Law: At least 50 ft. from the septic (better if 100 ft.)
- 25. Where is the well First you must find it! In MA must meet Title V: At least 50 ft. from the septic (better if 100 ft.) Are there any plants growing so that they touch or hang over the well?
- 31. Are there any plants growing so that they touch or hang over the well?
- 32. Where is the well First you must find it! In MA must meet Title V: At least 50 ft. from the septic (better if 100 ft.) Are there any plants growing so that they touch or hang over the well? Is the well elevated or in a depression?
- 33. Type of well
- 34. Is it above ground at least 12”? 18-24” is better Is well at ground level? Is it below ground level?
- 40. Is it above ground at least 12”? 18-24” is better Is well at ground level? Is it below ground level?
- 41. Is the casing corroded or in good condition?
- 42. Additional research with homeowner or local authorities (Board of Health or similar) Age of well? Who installed it? Depth of well? Jaswell seal? Does the water have bad: Odors Color tastes
- 43. Well pump In the Basement Jet pump Two Pipes Suction Pump One Pipe
- 45. Well pump In the Basement (Can be elsewhere, generally above ground level) Jet pump Two Pipes Suction Pump One Pipe In the well Submersible Pump
- 46. Why is this important to you? Buyers – Affects: Their family health Lifestyle Future expenses Sellers: Effects property value Lenders: Effects value of their security
- 47. The more you understand about water quality, the more effective you will be at evaluating the real financial impact on your deals
- 48. If the well is: 12 inches or less above the ground Has an inferior or damaged well cap
- 49. If the well is: 12 inches or less above the ground Has an inferior or damaged well cap In a depression Current homeowner observes issues Taste odor, smell, other. Less than 100 feet septic Proximity to roads or wetlands If the well is less than several miles from: Active farmlands
- 50. If the well is: 12 inches or less above the ground Has an inferior or damaged well cap In a depression Current homeowner observes issues Less than 100 feet septic Proximity to roads or wetlands If the well is less than several miles from: Active farmlands Industrial facilities
- 51. If the well is: 12 inches or less above the ground Has an inferior or damaged well cap In a depression Current homeowner observes issues Less than 100 feet septic Proximity to roads or wetlands If the well is less than several miles from: Active farmlands Industrial facilities Gas Stations
- 52. If the well is: 12 inches or less above the ground Has an inferior or damaged well cap In a depression Current homeowner observes issues Less than 100 feet septic Proximity to roads or wetlands If the well is less than several miles from: Active farmlands Industrial facilities Gas Stations Dry cleaning establishments
- 53. If the well is: 12 inches or less above the ground Has an inferior or damaged well cap In a depression Current homeowner observes issues Less than 100 feet septic Proximity to roads or wetlands If the well is less than several miles from: Active farmlands Industrial facilities Gas Stations Dry cleaning establishments Underground heating oil Then thorough testing is important to understanding the water quality.
- 54. Many buyers are going to want to have the water tested Because “for warned is for armed,” you/your seller clients may want to consider a preliminary test to avoid surprises Information is power If any of the items mentioned previously . . . . .
- 55. If the well is: 12 inches or less above the ground Has an inferior or damaged well cap In a depression Current homeowner observes issues Less than 100 feet septic Proximity to roads or wetlands If the well is less than several miles from: Active farmlands Industrial facilities Gas Stations Dry cleaning establishments Then thorough testing is important to understanding the water quality.
- 56. Then testing for water quality is a PRIORITY!!!!
- 57. Consideration: Long after your client has forgotten the exact test that was done they will remember the test said the water was OK Liability &/or reputation Recommending the right test protects you AND your client
- 58. A word about the “so called” Potability Test If “potability” means fit for drinking, a Coliform/ E.coli P/A test does NOT do that Liability Standard Scan – Meets all FHA, HUD, etc. requirements For most wells our Health Scan is the ideal test If there is no odor or surface water contamination issues, Comprehensive Scan can be acceptable
- 59. This series of tests was designed to ensure complete information about all of the parameters we see routinely in Private Well Water We very rarely see any contamination which is not tested for in the Health Scan
- 60. Microbiological Coliform and E. Coli (present/absent) Microanalysis to identify all micro organisms to genus and species Inorganics – metals, wet chemistry Radiological Organics
- 61. Most wells provide great water Some need minor modifications Modifying landscaping Clear away from well head. Add berm to cause water to drain away from well Often replacing well cap will solve issues Extension to 12 or more inches above ground ETR Water Well Disinfection Kit Well Inspection Some may need filtration/treatment systems added or modified Only use an installer who requires extensive water quality testing
- 62. Thorough review inside and out A camera is actually placed in the well, usually to the level of the pump or beyond.
- 63. Thorough review inside and out Examine all the parameters of location and construction discussed earlier A camera is actually placed in the well, usually to the level of the pump or beyond.
- 65. Thorough review inside and out Examine all the parameters of location and construction discussed earlier. A camera is actually placed in the well, usually to the level of the pump or beyond. When to have a well inspection. When water has bad odor Well does not meet standards Construction Location Water testing points towards ground water accessing the well Bacteria Elevated salts components – calcium, chloride, potassium, etc. Elevated nitrogen compounds . . . . particularly ammonia
- 66. A new well is likely to cost upwards of $10-15k Water testing - what most folks needs is less than three hundred dollars Well inspection is $590 plus travel
- 67. Pick up kits and drop off samples 24/7 Kits easy to mail Results are fast – 2 business days from receipt No rejected samples No “Failed” comment on the report Confidential to those specified on Request form Consult with your client after the test to know the exact situation and how to resolve
- 68. Well location and construction. Sealed well cap 100 + feet from septic Roads and wetlands On a knoll or raised above surrounding area Casing 12 or more inches above ground No vegetation growing near the well head
- 69. Well location and construction. General vicinity within several miles Underground petroleum tank Gas Station Heating oil Farms Industrial Dry cleaning
- 70. Check the well location and construction General vicinity Check the water quality Consult with ETR on issues raised by the above Have confidence that your clients interests are protected
- 71. We are honored to serve you and your clients. We hope you will encourage your clients to contact us with any questions or concerns regarding private well water Or radon. Questions?
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