unit 2 ch 26

The EPA and HUD estimate _______ of homes built before 1978 contain some lead-based paint.

75

Tests are run for coliform bacteria, nitrates, lead, radium on __________.

wells

Why do licensees need a basic understanding of environmental issues and regulations in their area?

So they can recognize potential hazards

With regard to environmental issues, which of the following is TRUE?

Licensees must demonstrate expert knowledge of a property's physical conditions.

Some vinyl floor tiles and the backing on vinyl sheet flooring and adhesives may contain

Asbestos

Environmental disclosures

Licensees must disclose environmental hazards in a disclosure Lead-based Paint Act of 1992 requires seller or seller agent to disclose known lead problems in a property built before 1978 Licensee must give buyer or tenant copy of HUD booklet 1996 regulation requires disclosure of known lead-based paint hazards in properties built before 1978 Only licensed lead professional is allowed to test, remove, or encapsulate lead-based paint CERCLA and Superfund Amendment of 1986 hold landlords and previous property owners liable for environmental violations.

When installing a septic system, what kind of test is required to determine the absorption rate of soil?

Percolation test

Which of the following is NOT a common source of carbon monoxide in the home?

Candles

Which contaminant can kill a person before he/she even knows it's in the home?

Carbon monoxide.

In which of these places is asbestos not likely to be found?

Drywall

What suggestion should a licensee make when representing a seller of a property with environmental issues?

Have an attorney draft the disclosure regarding the hazards.

Licensee Responsibility

If a licensee is listing a home with environmental hazards present, it is his or her responsibility to: recognize any potential hazards. disclose known material facts recommend advice from attorney with specialization in environmental issues make sure buyer understands risks encourage buyer not to accept information on disclosure without question determine buyer's attitude about environmental hazards use disclosures to put buyer's on notice regarding issues or problems educate clients on potential hazards and associated risks

Which of these environmental hazards is specifically addressed in the Residential Real Property Disclosure Report?

Illegal methamphetamine manufacturing

Under CERCLA, what can licensees be held responsible for?

Improperly disclosing environmental hazards present on a property

Which of the following is NOT a requirement for notifying buyers or tenants of any known lead-based paint hazard

Landlord must remove the lead-based paint prior to the tenant moving into the home.

When mold spores land on a damp spot indoors, what happens?

They begin growing and digesting whatever they are growing on.

Why are wells considered an environmental issue?

They can deteriorate and allow contaminants in the soil to enter the water supply.

A percolation test is required for what?

To determine the absorption rate of soil prior to installing a new septic system

Who is responsible for insuring that a buyer receives the Protect Your Family From Lead pamphlet?

agents for buyers and sellers

Exposure to high concentrations of formaldehyde can cause

asthma attacks.

Lead

can be present in air, drinking water, food, contaminated soil, deteriorating paint, and dust must be ingested or inhaled to cause damage causes pregnancy difficulties, reproductive problems, high blood pressure, muscle and joint pain, and other problems seller and lessor must give buyer or tenant EPA lead paint brochure, signed disclosure; buyers or tenants must indicate they have received the pamphlet and any reports buyer has 10 days for risk assessment seller or landlord must provide buyer or tenant with copies of any records or reports regarding lead-based paint exempt properties include housing for elderly or disabled without children under 6, rental property certified by inspector as lead free, units with no bedrooms or separation between living and sleeping areas, properties rented for less than 100 days with no renewal

The following is not a common environmental issue (in regard to real estate):

carbon dioxide.

At low levels of exposure, _________ causes mild effects that resemble the flu, including headaches, dizziness, disorientation, nausea, and fatigue.

carbon monoxide

Worn or poorly-adjusted and maintained combustion devices, such as boilers and furnaces can be significant sources of

carbon monoxide

Carbon Monoxide

detected by a unit similar to a smoke alarm can kill before an individual is aware of exposure causes flu-like symptoms main cause of exposure is inadequate ventilation or oxidation

Radon

easiest to detect and mitigate gas that causes lung cancer after prolonged exposure can travel varying distances and is drawn into houses that act like vacuums licensee should encourage buyers to get radon test prior to purchase

What government agency protects ground water from pollutants?

epa

Continued exposure to toxic fumes from illegal drug manufacturing can cause

fatal burns to the lungs.

What is not a common side effect of drinking comtaminated water?

heart damage

CERCLA

known as Superfund created tax on chemical and petroleum industries provided Federal authority to respond directly to releases of hazardous substances that may endanger public or environmental safety gives the EPA the authority to either clean up the area themselves and sue a wide range of responsible parties for reimbursement gives the primary responsible parties three choicesTo clean up the contamination and pay for it.To clean up the contamination and go after the other PRPs for response costs.To not comply and pay penalties of $25,000 per day, plus be sued for clean-up costs, paying up to triple the clean-up costs in punitive damages. liability can be assigned to current owners and operators, past owners or operators, generators, and transporters anyone who placed or caused others to place the harmful materials at the site, even though at the time it might have been lawful, may be required to clean up or pay for the clean-up of such a site, any number of years -- even decades - later authorizes short-term removals and long-term remedial response actions enabled revision of NCP

A deteriorated well can release what kinds of contaminants into the environment?

lead

One contaminant that can be present through air, drinking water, food, contaminated soil, deteriorating paint, and dust is

lead

Septic System

located in areas where city sewage systems not available licensee should recommend contingency requiring septic inspection percolation test to determine absorption rate of soil is required for new septic system installation other local requirements may be involved for installing new septic system

Which of the following is NOT a common environmental hazard?

mildew

Asbestos

seller and agent must disclose known presence of asbestos dangerous when inhaled can cause lung cancer licensee should recommend testing if there is a suspicion

The CERCLA law authorizes two kinds of response actions:

short-term removals and long-term remedial response actions.

Underground Storage Tanks

tank and any underground piping system connected to tank with at least 10% of its volume underground can be used to store toxic liquids that seep into ground when tank leaks seepage can contaminate underground water supplies presents risk of fire or explosion important for potential buyers to know health and financial risks in buying property with UST removal of tank and cleaning contaminated soil is expensive and time-consuming

Urea Formaldehyde

thermal insulation with formaldehyde gas emission no longer used but still present in some homes causes watery eyes, burning sensation in eyes and throat, nausea, breathing difficulty with high level of exposure

With regard to environmental issues, which of the following is TRUE?

Licensees must disclose potential hazards if known.

___________ provided the guidelines and procedures needed to respond to releases and threatened releases of hazardous substances, pollutants, or contaminants.

NCP

Illegal Drug Manufacturing

exposure to fumes from methamphetamine and other chemicals used in illegal drugs can cause fatal burns to lungs, damage to the liver and spleen, and can lead to learning disabilities government can confiscate property if it is being used to manufacture drugs property should not be sold or leased until investigation is done and hazards have been disclosed to potential buyers. Residential Real Property Disclosure Report specifically asks about the manufacture of methamphetamines

Watery eyes, burning sensations in the eyes and throat, nausea, and breathing difficulty can result from exposure to ___________ at elevated levels.

formaldehyde

Mold

fungus that causes allergic reactions in some people most effective way to control growth is to control moisture EPA provides publication on how to clean up and prevent mold growth licensee should disclose known mold problems as latent defect licensee should disclose knowledge of flooding or water damage HUD requires a mold disclosure for HUD sales contracts

Ground Water Contamination

ground water contaminated by septic tanks, agricultural runoff, highway de-icing, landfills, and pipe leaks drinking contaminated water can cause stomach, kidney, and liver damage, cancer, and death EPA sets standards, regulates storage, transportation, treatment, and disposal of solid and hazardous wastes which can contaminate ground water licensee should advise homeowner to have well water tested by lab once a year for bacteria, nitrates, lead, radium, and other contaminants

Asbestos is not found in

insulation in homes built between 1950 and 1970.