Purchasing a home can be filled with excitement and anticipation for homeowners. It can also be a time where additional responsibilities are acquired. Having the assistance of a reliable and honest Denver real estate agent will make all the difference in when buying a home. One of the many things that can go unnoticed is taking precautions against obsolete and toxic building materials which may still be present in homes.

Citizens of Colorado are pushing for continued use of new green, eco-friendly technologies. Green construction brings together many techniques which aim to reduce or eliminate the impacts in which physical structures have on the environment and health, especially when remodeling or re mediating older homes.

Asbestos

Used throughout the 20th century to insulate pipes, boilers and in roofing, asbestos gained recognition due to its resistance to heat and electrical conductivity. Homes built before 1980 should be aware that older homes may still harbor asbestos materials. In most situations, asbestos appears in roof shingles, dry wall, attic insulation, popcorn ceilings, joint compounds and electrical wires.

If asbestos is located, it must be left un-touched until a professional can provide a course of action. In many situations, the best action is no action. Asbestos that is disturbed or damaged due to age is known as “friable” asbestos. This is a concern because its toxic fibers can easily circulate and become inhaled. If asbestos removal is recommended, it should be performed by a licensed abatement contractor who is trained in handling asbestos materials. They must wear protective equipment such as masks and gloves to avoid any exposure.

Asbestos fibers are thin and strong, and when inhaled frequently, an individual can develop mesothelioma, a rare but severe lung ailment caused by asbestos exposure. Symptoms may not show up from 20 to 50 years after exposure. Manufacturers of asbestos obtained medical evidence of its corrosive qualities but continued shipping the substance anyways, leaving workers and homeowners exposed on a frequent basis. Thousands have fought this by attempting to receive mesothelioma compensation for their wrongful illness.

Green Homes in Denver

Green building is the consequence of a design that will increase energy efficiency, water and have a direct impact on your health and the environment. Implementing green methods of building can have positive environmental, health and economic benefits. These include: Conservation of natural resources, enhancement of air quality, energy sustainability, increase property value, improve quality of life, improvement of pulmonary/cardiac health and reduction of waste.

Organizations such as Environment Colorado help bring together programs and projects that are helping make the state become a more sustainable and environmentally friendly city. In Denver, construction practices are upgrading methods to suit better lighting, heating, cooling systems and environmentally habitable insulation.

Green options such as cotton fiber, cellulose and lcynene should be given consideration as replacements to asbestos. Cotton fiber is quickly becoming a favorite for home builders and renovators. Made from recycled batted material, it is also treated to be fireproof. Research has demonstrated that the use of Eco-friendly insulation alternatives can reduce annual energy costs by 25 percent.

Mesothelioma Prognosis is a great resource which covers all aspects of the horrible disease including the causes, diagnosis, and prognosis.

Lead paint testing basics

• Test any area of your house you plan to renovate. Pick a spot and carefully scrape away individual layers of paint so you can check every layer.

• Test kits show results with changes to the color of the test strip or swab. If you’re color blind, be sure to have a friend confirm the results.

• Test kits get results using either one of two chemicals–rhodizonate or sodium sulfide. For the most accurate reading, get a kit of each type.

Kits suggested by the EPA

Due to some false negatives and false positives yielded by some kits during accuracy tests by the EPA, the agency recognizes only two DIY lead paint test kits that are available to home owners. In addition to judging these kits for accuracy, the EPA also looked for kits that were easy to use, produced rapid results, and were low-cost.

LeadCheck. Although you can use this kit to test a variety of surfaces for lead, the EPA recognizes it for its accuracy in testing wood and ferrous metal (alloys that contain iron).

Swab the surface to determine the presence of lead in just 30 seconds. If the swab tip turns pink or red, the test is positive for lead. No color indicates the absence of lead. Available at hardware stores or directly from the manufacturer, Hybrivet Systems, Inc (508/652-7881); the kit comes with eight swabs and costs about $25.

D-Lead. The EPA recognizes this kit for accuracy in testing wood, ferrous metal, drywall, and plaster surfaces for lead. In this kit, you collect a sample and add a pair of solutions for testing. If lead is present in the sample, the solution color changes in less than 13 minutes.

A kit containing six tests costs $35.

Other easy-to-use kits

In recent tests, Consumer Reports rated these kits as “Easy to Use:”

• Lead Inspector Test kit from Abotex (about $13)

• First Alert Premium Lead Test Kit LT1 (about $20).

• Homax Lead Check (about $8).

Reducing radon: Simple strategies

If radon test results indicate that levels in your home are only slightly elevated–less than 4 pCi/L (picocuries per liter of air):

• Caulk cracks or gaps in the slab, foundation, or framing–wherever your home contacts soil–to inhibit radon gas infiltration. This step also improves the success of other radon reduction strategies.

• Open exterior crawl space vents to increase air flow and dilute radon buildup.

• Install a heat recovery ventilator (HRV). An HVR introduces fresh, air-conditioned air into homes that are otherwise tightly sealed.

Reducing radon from unsafe levels

If radon levels inside your home test at 4 pCi/L or higher, enlist the services of a professional contractor who is trained in radon mitigation strategies. Contact your state radon office for a list of contractors in your area who are trained and certified in radon reduction techniques. Obtain several bids.

Professional radon mitigation options

Some of the systems used for reducing radon are:

• Soil suction. A special vent fan draws radon from soil beneath your home through pipes that dispel gas into the open. Negative pressure created by the suction further inhibits the buildup of gas. Fans run 24/7, and are usually guaranteed for up to 10 years of continual operation.

• Sub-membrane suction. Considered the most effective strategy for homes with crawl spaces, sub-membrane suction employs a high-density plastic sheet atop the soil. A fan draws radon gas out through vent pipes located beneath the plastic.

• Passive and active ventilation. Ventilating a crawl space or adding additional vents may also reduce radon gas. Opening vents is passive ventilation; adding a fan is active. When employing either of these methods in a colder climate, you may need to add insulation in a crawl space to prevent pipes from freezing.

Costs for radon mitigation

Prices for radon mitigation vary depending on the extent of the work being done, but range between $800 and $2,500. The average cost nationally is $1,200 to $1,400.

As a rule, a house built on a slab or with a basement requires less labor, resulting in the lowest costs for radon reduction. Radon reduction in a house over a crawl space tends to be most expensive since a vapor barrier may be required.

Homes with any combination of slab, crawl space, and/or a basement fall in the middle range for costs.

Another budget consideration: As you ventilate radon gas from your home, energy costs increase—either from releasing air that’s been heated or cooled, or from you operating a fan full-time. Using an HRV to ventilate helps reduce waste.

Radon test: Levels to look for

Radon is a naturally occurring, radioactive gas that’s emitted as uranium decays in water, soil, and rocks. In the open air, radon gas dissipates harmlessly. Allowed to seep into your home where it builds up, however, and it becomes dangerous.

Excessive radon levels may be found anywhere that your home contacts the ground, such as a first level on a concrete slab or in a basement—especially near sump pumps, cracks in the foundation, and gaps in framing.

If your test results indicate radon gas levels at or above 4 pCi/L (picocuries per liter of air), you’ll need to explore options for reducing radon gas. You can view a map of possible radon gas levels in your area.

Home radon test kits

If you are radon testing to evaluate potential risk, a home test kit will do the job, says Brian Hanson, radon specialist at Kansas State University.

Look for test kits online or at home centers and hardware stores, with prices ranging from about $9 to $40. You can also contact your state radon office to find out if they offer a low-cost or free test kit.

Follow instructions carefully for use of the test kit. Typically:

• All doors and windows should be closed for 12 hours prior to testing.

• Place the detector in the lowest livable area of your home and leave it undisturbed for 48 to 96 hours.

• After the appropriate time period, immediately send the detector to its lab, which will deliver the results back to you.

Professional radon test

If you’re in the process of selling your home or want confirmation of radon levels detected by your home test kit, select a professional radon testing service. A testing service ensures that procedures are completed by an impartial professional who’s nationally- or state-trained and certified. To find a qualified company, contact your state radon office.

If testing is done as part of a home inspection, expect to pay an additional $150 above the home inspection cost. If you opt for a radon test separate from the home inspection, you’ll pay about $250 and up.

Counter intelligence

Recently, it’s been noted that some types of granite countertops emit unacceptable levels of radon. You may want to test any areas of your home where stone countertops are present.

What does it cost?

According to the EPA, professional lead-based paint removal for the following three options costs about $8 to $15 per square foot or about $9,600 to $30,000 for a 1,200- to 2,000-sq. ft. house. The average removal project costs about $10,000.

Lead paint removal options

Encapsulation. Typically the least complicated and most affordable method, encapsulation involves brushing or rolling on a specially made paint-like coating that creates a watertight bond and seals in the lead-based paint. However, opening and closing your doors and windows eventually may wear off the coating.

Encapsulation products start at about $35 per gallon. Expect to pay $600 to $1,000 to cover surfaces in a 1,200- to 2,000-sq. ft. home (not including labor).

Enclosure. With this method, the old surface is covered with a new one, such as putting up new drywall or covering windowsills with aluminum or vinyl cladding. If the enclosed surface is ever removed, you’ll have to deal with the exposed lead-containing surfaces underneath.

Removal. A variety of approaches are used to remove lead-based paints, such as wire brushing or wet hand scraping with liquid paint removers. Your contractor may opt to wet sand surfaces, and must use an electric sander equipped with a high-efficiency particulate air (HEPA) filtered vacuum. Another option is stripping off paint with a low-temperature heat gun, and hand scraping.

Forbidden methods of removal include open flame burning or torching, machine sanding without a HEPA attachment, abrasive blasting, and power washing without a means to trap water and paint chips.

Replacement. This more radical strategy calls for taking out the offending surfaces or features and installing new windows, doors, woodwork, and other surfaces.

The do-nothing option

If lead-based paint in your home is in good condition–no chipping or other damage–and no children under the age of 6 live there or visit regularly, you may safely opt to leave the paint untouched. You will need to disclose the presence of the paint if you decide to sell.

However, if the paint is peeling or chipping, or if intact lead-based paint is on window sills and stair rails and children under 6 are present, begin with a cleanup and find out how lead-based paint is regulated by your regional EPA office.

DIY cleanup

Even before lead paint removal occurs, minimize your family’s exposure:

• Clean up paint chips immediately.

• Clean floors, window frames and sills, and other surfaces weekly with warm water and all-purpose cleaner. Thoroughly rinse sponges and mop heads.

• Wash children’s hands often, especially before meals, naps, and bedtime.

• Prevent children from chewing painted surfaces, such as window sills.

• Remove shoes to avoid tracking lead-contaminated soil inside.

For additional information, contact the National Lead Information Center (NLIC).

Asbestos removal basics

It’s a two-step process. First, have the material tested to make sure it contains asbestos. Then, have it professionally removed. Here’s what you need to know:

• Contact your regional asbestos program as well as your state asbestos administrative department or your Occupational Safety and Health Administration regional office to find out about local requirements and regulations.

• Seek out accredited asbestos inspectors and contractors who are licensed and trained in safe asbestos testing and removal.

• To avoid conflict of interest, have suspect materials tested by one company and abatement or removal done by another company.

• Be prepared–in some cases, you and your family may have to temporarily relocate while the work is being completed.

Hiring a corrective-action contractor

It’s okay to hire roofing, flooring, and siding contractors who may be exempt from state asbestos removal licensing requirements, as long as they’re trained in asbestos removal. The EPA offers suggestions on what to do if you hire a corrective-action contractor.

Before work begins, you’ll want a written contract that clearly states all federal, state, and local regulations that the contractor must follow, such as cleanup of your premises and disposal of the materials.

When the job ends, get written proof from the contractor that all procedures were followed correctly. Have a follow-up check from a licensed asbestos inspector.

Asbestos removal costs

An initial asbestos inspection costs $400 to $800. A follow-up inspection when the project ends adds $200 to $400. For lab work, a sample analysis averages $25 to $75.

Asbestos removal costs vary depending on the extent of the work to be done. Many contractors have a minimum fee of $1,500 to $3,000, no matter how small the job is.

Complete removal in a 1,500-square-foot home with asbestos everywhere—walls, floors, ceilings, attic, roof, pipes—could be as high as $20,000 to $30,000.

Most programmable thermostats come pre-programmed for typical heating and cooling needs.  These settings can be easily adjusted to better suit your schedule.  Many also feature a manual override that allows you to temporarily adjust temperatures without interfering with later programmed settings.  Most models have a hold or vacation feature that allows you to adjust your home’s temperatures when you are gone for extended periods of time.

There are a few different types of programmable thermostats. When deciding which model to purchase, consider your family’s schedule and when you need the most flexibility.

1.     7-day: This model offers the most overall flexibility by allowing you to alter your settings separately for each day of the week.

2.     5-2 day: This model creates one setting for weekdays (Monday-Friday) and a different setting for weekends (Saturday and Sunday).

3.     5-1-1: This model allows you to create one setting for weekdays and two separate settings for Saturday and Sunday.

Estimated Cost Savings:
The initial cost of a programmable thermostat ranges anywhere from $25 to over $250.  Generally, standard models come in at the lower end of that range ($25-$80).  These models can usually accomplish most if not all desired settings.  Because most programmable thermostats can be self-installed, there is no required installation cost.  If you opt for a professional installation from an HVAC specialist, you can expect to pay between $100 and $400.  According to the U.S. Department of Energy, installing a programmable thermostat and setting back temperatures 10-15% at least 8 hours a day, you can save an average of 10% off your heating and cooling bill every year, which provides a relatively quick payback period.  Click here for Energy Star’s Programmable Thermostat Savings Calculator to see how much you could save.

Issues:
In heating mode, turning the temperature up and down on heat pumps can cause malfunction.  Because of this, programmable thermostats do not work as well with heat pumps as they do with traditional furnaces.  Keep your heat pump on a moderate setting to help save energy. For more information on what a heat pump is and how it can save energy, click here.

Many electric resistance systems (i.e. electric baseboard heating) utilize 120-volt or 240-volt circuits.  There are not many programmable thermostats on the market that are compatible with this requirement. If you are looking to install a programmable thermostat with an electric resistance system, check packaging labels to make sure they are compatible or consider professional advice.

Steam heating and radiant floor heat have slow response times.  In other words, it takes longer for these heating systems to react to settings than traditional furnaces.  If you are installing a programmable thermostat with one of these systems, make sure you choose one that can track the performance of the heating system to know when to turn on and off to accommodate for the slower response time.

Tips on Using a Programmable Thermostat:

• Adjust the temperature down in the winter and up in the summer to help save energy.
• Adjusting temperatures 10-15 degrees while you are gone for at least 8 hours helps maximize energy savings.
• Do not adjust your settings to extremes (90 degrees for heat and 40 degrees for cool).  These extreme temperature settings will not result in quicker heating/cooling.
• If your home has multiple heating circuits, install a programmable thermostat for each zone.
• Programmable thermostats are ideal for families or individuals who are out of the house for long periods of time during the day (i.e. for work or school).  Keep your schedule in mind when considering programmable thermostats.

Installation (Getting It Done):
Most programmable thermostats can easily be installed without professional assistance.  Follow packaging labels and directions to ensure it is done properly.  For best results, install the thermostat on an interior wall away from sources of heat and cooling (vents, doors, lamps, sunlight, etc.). Typically, programmable thermostats are installed in place of existing thermostats, so it is important to move any lamps or heat-generating appliances away from your current thermostat before installing a programmable one to allow it to function properly.  Turn off the electricity when installing to avoid electric shocks. If you have any questions or would like a professional installation, contact your local HVAC specialist.  Some thermostats contain a mercury tube, so be careful when installing the new one or removing an old one to avoid dangerous breakage.

Videos on This Topic:

Programmable Thermostats (4:18) – Sierra Club Green Homes – Programmable thermostats can be a great way to reduce heating and cooling costs as they regulate home heat by automatically changing temperatures at certain times of night or day as set by the homeowner.  In this video from Sierra Club Green Homes, watch as Owen Bailey gives a step-by-step guide to simple installation.

How to Use a Programmable Thermostat (4:50) – Energy Star – Find out what to look for when purchasing a thermostat and how to program them to best suit your family’s comfort needs while reducing energy usage.

How to Install a Programmable Thermostat (2:47) – This Old House – In this video from This Old House, find out how to install a programmable thermostat into your home to start saving energy and money on heating and cooling costs today.

How to Program a Thermostat (5:12) – The Home Depot – By programming your thermostat to adjust according to your schedule, you can drastically reduce your energy usage by avoiding heating or cooling an empty house.  In this video, find out what to keep in mind when purchasing your thermostat and get some tips and tricks on how to program it to suit your needs.

More Information On This Topic:

Energy Star – Programmable Thermostats

Energy Star – Programmable Thermostat Tool

Energy Star – Installing a Programmable Thermostat

Energy Star – Tips and Guidelines for Programmable Thermostats

Energy Star – Guide to Efficient Heating and Cooling

Energy Star – Buying Guide

U.S. Department of Energy – Thermostats and Control Systems

Carbon monoxide is produced whenever fuels such as gas, oil, kerosene, wood, or charcoal are burned. Incomplete oxidation during the combustion process in gas ranges and unvented gas or kerosene heater may cause high concentrations of CO in indoor air. Execute caution and take preventative measures when combustion of any sort is occurring within the home, make sure systems are properly ventilated and areas of the home are adequately covered by carbon monoxide detectors.

Estimated Cost Savings:
The cost of taking proper preventative measures throughout a home far outweighs the possible health risks associated with carbon monoxide poisoning, including death. Reference the below section to see steps to reduce exposure of CO. Beyond reducing exposure, the other way you can help keep your home CO safe is by installing proper measurement technologies, such as carbon monoxide detectors. Use of CO detectors can help to alert members of the household when levels of CO have reached a level that is dangerous and that they should get outside and into the fresh air as quickly as possible and call 911 and state the situation.

Proper placement of carbon monoxide detectors is important. If planning to install only one in the household, the Consumer Product Safety Commission (CPSC) recommends it be located near the sleeping area, where it can wake you if you are asleep. Additional detectors on every floor and in every bedroom of a home provide extra protection against CO poisoning. Depending on the model and manufacturer of your CO detector, technologies should be updated regularly (reference the manual) as detectors are constantly improving and becoming more efficient.

Steps to Reduce Exposure:
It is most important to make sure that combustion equipment is maintained and working properly. Vehicular use near buildings and homes should be carefully managed and monitored. Creating additional ventilation can be used as a temporary relief when high levels of CO are expected for short periods of time. The EPA has the following suggestions to help prevent and reduce exposure to carbon monoxide:

• Keep gas appliances properly adjusted.
• Consider purchasing a vented space heater when replacing an unvented one.
• Use proper fuel in kerosene space heaters.
• Install and use an exhaust fan vented to outdoors over gas stoves.
• Open flues when fireplaces are in use.
• Choose properly sized wood stoves that are certified to meet EPA emission standards. Make certain that the doors on all wood stoves fit tightly.
• Have a trained professional inspect, clean, and tune-up central heating system (furnaces, flues, and chimneys) annually. Repair any leaks promptly.
• Do not idle the car inside garage.
• Never use a generator inside homes, garages, crawlspaces, sheds, or similar areas.

Issues:
Err on the side of caution when it comes to carbon monoxide prevention. Take the extra steps to ensure your home is properly set up to vent all household combustion based appliances and systems. Set up the house with adequate CO detectors which will indicate if an issue is arising and test these systems regularly. Many of these CO detectors are battery powered. Follow the manufacturer’s guidelines on battery replacement. If guidelines provided here, and throughout the more information links found at the bottom of this page are followed to best of the homeowners abilities issues and risks should be minimized to a level that is safe and manageable.

Installation (Getting It Done):

Contact a local HVAC or home heating expert to have your home annually checked for proper ventilation of heating and other combustion based systems. Installing carbon monoxide detectors is a do-it-yourself project and detectors can be found in most hardware and some general stores. Make sure to test your detectors regularly and to have your home tested for proper ventilation regularly.

More Information on This Topic:

EPA – An Introduction to Indoor Air Quality: Carbon Monoxide

EPA – Protect Your Family and Yourself from Carbon Monoxide Poisoning

U.S. Consumer Product Safety Commission – Carbon Monoxide Questions & Answers

Center for Disease Control and Prevention – Carbon Monoxide Poisoning

U.S. Fire Administration – Carbon Monoxide

HomeSafe.com – Placement of Carbon Monoxide Detectors Important