Molds are fungi that reproduce by releasing spores. These spores occur naturally and are all around us, both indoors and outdoors. Mold can grow on almost any organic material and thrives in warm damp environments.Some people are particularly sensitive to the spores and have severe reactions. Young children, the elderly, people with weak immune systems and people with respiratory problems seem to be most affected. Common health issues caused by mold include: asthmatic episodes, respiratory difficulties, fever, head aches, diarrhea, sore throat, cough, burning eyes and nasal congestion.

Some forms of mold are considered toxic. Once identified, toxic mold should be addressed immediately through remediation.

Mold usually can be seen or smelled. However, some types of mold are difficult to recognize and samples need be sent to a lab for positive identification. The cost for a lab test is about $50. It is not necessary to determine the type of mold before it is removed, according to the Centers for Disease Control (CDC). The CDC suggests removal of mold as soon as it is discovered.

Mold needs moisture and organic material to grow. Your house supplies the organic material. Mold can grow on carpet, wallboard, wood, cellulose insulation, ceiling tiles and furniture – just to name a few sources.

Since there is no way to control the availability of the organic material, the most effective way to control mold is to control moisture in your home.

You should be cautious if the home:

• Has active and/or persistent basement water problems that appear difficult to solve
• Is an EIFS stucco home with substantial water penetration behind the walls
• Has physical water damage over a lengthy period of time
• Has a disclosed mold problem

Be especially careful with EIFS homes because the mold can be growing inside the walls and out of sight.

The cost to solve and remove mold will depend on the scope of the problem. Small issues may be easy and inexpensive to address. However, serious mold problems may prove substantially expensive to resolve with proper methods.

Simple Steps to Control Moisture in Your Home:

• Repair roof leaks immediately
• Correct damp basements at the source
• Keep air conditioner drip pans operating correctly
• Keep indoor humidity low by running an air conditioner
• Use a dehumidifier in rooms that are prone to moisture
• Use bathroom vent fans when showering
• Remove carpet from bathrooms and replace with vinyl or tile
• Dry clean carpets rather than steam clean
• Repair plumbing leaks
• Take action to control condensation build-up
• Wipe up heavy condensation on windows and pipes when it occurs
• Repair or replace leaking windows
• Keep the exterior caulking maintained
• Paint exterior hardboard siding every five years
• Keep gutters clean
• Replace siding that is absorbing moisture

Mold Removal

For small areas of less than 10 square feet, use a commercial product or clean with a solution of one cup bleach in one gallon of water. If the area is substantially larger you may need to hire a professional mold removal specialist. Often, if mold growth is substantial the carpet, ceiling tile, wallboard, cellulose insulation, wood sub-flooring and paneling will be affected and may need to be removed and replaced.

What if the Home I Love Has Had this Problem?

Make sure that there is no active mold issue. Be certain the source of moisture is corrected and all damaged material has been replaced (carpet, drywall, etc.)

Rely on your agent to give you a detached, unemotional perspective. Sometimes people make their worst decisions when they want something too much. Do not be blinded.

Use common sense; a little bit of mold from a moisture source that is easily corrected should not prevent you from buying the home you love. On the other hand, if you know there is a current and/or substantial problem with mold think twice before making an offer. In January of 2005, it became a requirement to disclose mold issues on the Seller’s Property Disclosure Statement.

For more information and the latest updates on this issue as it develops, visit the EPA website at: http://www.epa.gov/iaq/molds/moldguide.html

Jeff’s Notes: If a home has an obvious, substantial, recent, or ongoing problem with mold, I would not purchase it. There is too much risk that the market will be more sensitive to mold issues in the future than today and you could find your home tough to sell when you move.

Your general rule of thumb is: the older your home, the more likely you are to find lead-based paint. In the Alpharetta area, most homes were built after 1978. The EPA and HUD recommend that you test for the presence of lead-based paint if you are purchasing a home built prior to 1978.There are several methods to test for lead-based paint. The least reliable, but easiest and cheapest method, is a “do-it-yourself” home testing kit.

A professional onsite evaluation can be performed using x-ray fluorescence equipment. The equipment is not 100% accurate and this option can be costly. The best method is to send paint samples to a lab for analysis. The cost for this lead test is $25 to $50 per sample.

HUD recommends corrective action if x-ray fluorescence reveals a lead concentration greater than 1.0 milligram per square centimeter or any lab test indicates lead content greater than 0.5%.

Jeff’s Note: The Seller’s Property Disclosure Statement includes an option to allow the Buyer to test for lead-based paint. This standard contract language, is not enough to protect you. As a Buyer, you should request that your real estate professional add additional protective language.

What If the Home I Love Has This problem?

Few homes in Alpharetta, Georgia have this problem since most of the current homes on the market were built after 1978.

If you have a concern, the safest approach is to hire a professional. Locate a certified risk assessment specialist to evaluate and prepare a report on the extent of the issue.

The EPA has prepared a document to help you select a specialist. Visit: http://www.epa.gov/lead/pubs/broch32e.pdf.

A risk assessment will detail any lead-based hazard and will recommend corrective actions to reduce any risk. Lead-based paint removal and/or abatement can be costly.

If radon is present in the soil it can seep into a home through cracks and crevices in the foundation and slab floor, gaps around water pipes, poorly sealed drains pipes, sump pumps, and construction joints. Radon should not be permitted to remain in sealed areas of a home and affected areas should be properly ventilated to reduce any risk.

The EPA states that Fulton, Gwinnett, Cobb and DeKalb counties are in Zone 1 of their radon risk assessment survey. This means our area is in the highest risk category. To view a Georgia risk map, visit: http://www.epa.gov/radon/zonemap/georgia.htm. The EPA advises radon testing of all homes in all Zone 1 to identify any potential risk.

For more general information on Radon for the homebuyer and home seller, visit: http://www.epa.gov/radon/pubs/index.html.

Identification of Risk:

If you want to test your current home, the most common method is to utilize small radon-absorbent canisters. The proper placement of the canisters is critical for effective testing, so be sure to follow the directions carefully. The collection period is typically from three to seven days. The canisters are then sent to a lab for analysis and results. The cost for the short-term test is about $50 and will determine the level of radon in a home. The EPA recommends remediation for any concentration at or above 4 pico curies per liter (pCi/L).

If you want to test the home you are purchasing, make sure that your purchase contract allows you enough time to perform this test. It can take up to fourteen days for collection, analysis, and an official report.

Jeff’s Note: Long-term radon testing requires 3-12 months. This is a more accurate test and you may want to consider this once you move in. However, it is not usually practical to utilize this type of test during the home sales process.

What if the Home I Love Has this Problem?

Radon is fairly inert, and doesn’t usually react with other materials as it rises to the surface. Since the half-life is under 4 days, this gas loses its radioactivity quickly. This means that proper ventilation and fresh air exchange is important to radon remediation.

Radon reduction usually consists of a combination of sealing the home from the soil and proper ventilation. The cost of these actions typically runs from $500 to $5000. A partial list of recommended corrective actions includes:

• Seal gaps in the foundation
• Seal water and drain pipes
• Install more vents in the crawl space or basement
• Cover exposed soil with high density plastic
• Paint concrete slabs and basement walls
• Install a sub-slab ventilation system

Read the July 2007 Newsletter

Get the low-down on the Alpharetta and Johns Creek real estate market now. Find out where to get in shape… no matter what your age. Learn how to determine the Radon risk in your home and view a couple great shots from a local swim meet.

Health hazards associated with modern home ownership include radon, lead and mold. Due to the geological structure of the land, the EPA has ranked Fulton County as a Zone 1 for potential radon risk and recommends homes in this area be tested. Lead-based paint was not used after 1978 in Alpharetta, so any home built after this date should be lead-free. Mold, however, can be an problem in any home.

Radon

Radon is a radioactive, colorless, and odorless gas. It is created when naturally occurring uranium decays in rock and soil. Radon is toxic and is generally believed by scientists to cause lung cancer. Thus, prolonged exposure to elevated levels of radon is considered dangerous. The risk is much greater for smokers than non-smokers, but everyone should be aware of these health factors.

Lead-Based Paint

Starting in the early 1900’s lead was frequently used in both interior and exterior paint as a pigment and drying additive. Unfortunately the lead in the paint was later discovered to be one of the leading causes of lead poisoning in young children. Elevated lead levels in the body can cause brain and nervous system damage as well as slowed growth, hearing problems, and headaches in children. Estimates state that two-thirds to three-quarters of homes built in the 1930’s and 1940’s contain lead based paint. By 1950, lead based paint was only used in half of new homes. Usage of lead based paint continued to decrease into the early seventies as latex-based paint became more popular. The federal government has ban lead-based paint for residential applications since 1978.

Mold

Mold is one of the newest concerns on the legal front, and is one of the hottest topics in real estate and homeownership today. Although mold has always been present in areas with a water problem, research on the health concerns and related issues are still developing.