Robert Weitz, CMI, is principal of RTK Environmental Group, the Northeast’s pre-eminent environmental testing and inspection firm, where he leads a team of inspectors who work with homeowners, businesses, insurers, and commercial property owners and managers.
We recently asked Robert for his insight on what residential home inspectors should know about environmental hazards. Here’s what he shared:
Can you tell us about RTK Environmental? What services do you offer? Who uses them?
RTK is one of the most trusted environmental testing and consulting firms in the northeast. We are widely known for our work in the field of mold, lead, asbestos, water, soil, radon and indoor air quality inspections. The company often works side by side with home inspectors to ensure that all testing for environmental hazards is covered during a home inspection. RTK continues to be featured in the news, having been featured on the Today Show,
Inside Edition, The New York Times, Reader’s Digest, Connecticut Post, News 12, and other well-respected regional and national media outlets.
What are the most common types of residential testing you perform?
We are often called upon to identify indoor environmental hazards prior to a real estate transaction or renovation, or when there’s a problem like mold that’s caused by a roof ice dam. Mold inspections are most common for the company as savvy buyers and prospective owners are focusing more on good health, and they are aware that mold can lead to health issues. Asbestos, lead, radon, soil, water and indoor air testing are also quite common.
What are the most common environmental concerns you observe in homes today?
The most common in-home environmental concerns today include exposure to lead and asbestos; unhealthy mold and mold growth; poor indoor air quality; radon exposure; and contaminated water. Aging water systems may have piping that can easily release toxins into a home’s water supply. We also detect pesticides, heavy metals and bacteria in the water supply.
People also assume lead paint isn’t a problem because it was banned in 1978. We always hear, “well we all survived!” The problem is that four decades later, the paint that was once pristine is now deteriorating and turning into lead dust, which is extremely dangerous. Lead dust can result in lead poisoning, which can cause brain damage and autistic-like behavior.
Besides lead, mold is a health issue. Mold, which needs moisture to grow, can result from shifting foundations, which is something a home inspector may miss. If a yard is improperly graded, there can be a buildup of water near the foundation, which would impact the foundation. If we were working with the home inspector, we would point that out.
Regarding cost, homeowners often opt for the cheapest and “easiest” solution by hiring the same company to both test for and remediate an environmental problem. To be clear, any company that both conducts tests and also remediates has a clear conflict-of-interest. Ultimately, this often costs homeowners thousands more in unnecessary repairs. When it comes to containing project costs, the most prudent way forward is to engage an independent environmental testing company, like RTK, to provide an unbiased assessment.
What can homeowners do to mitigate these common environmental concerns?
First, you need to identify the environmental issues. Certified home inspections are critical when purchasing a home, as are certified environmental inspections. It doesn’t make sense to rely on just a home inspection. Why move in then learn you have an environmental issue that results in a health hazard you never saw coming? Once you have determined the extent of the concerns or issues, your independent environmental or home inspector should provide you with a blueprint of what needs to be fixed. Then, you should hire a separate contractor or remediation specialist to rectify the problem. In many cases, we are called back to do clearance testing to ensure that the job was done right, and that the environmental hazards were removed.
What home inspectors need to know about properly testing for…
Mold: Mold can start to grow in as little as 24 hours. Depending on the type of mold and severity of the infestation, mold can be toxic to your health. It’s important to test homes for mold, especially if there is a musty odor, a damp basement, or visible water stains or black spots.
Lead: Lead poisoning can be caused by exposure to lead dust and/or water that contains lead particles. It’s important to test a home built before 1978, especially if a homeowner is planning on doing any renovations or home improvement projects (DIY or otherwise). Lead paint may still be found on window sills that might not have been replaced. Lead can also be found in the soil surrounding the home.
Asbestos: Asbestos was commonly used in household products and construction between the 1940s and 1970s. Many homes still contain the harmful substance, especially in floor tiles and pipe insulation. Make sure to inspect for asbestos and assess the condition it is in, to help assure you are safe from exposure.
Radon: Radon is a naturally-occurring, invisible, odorless, and radioactive substance. Homes should be tested for radon every two years as a part of the Indoor Air Quality Test. If radon is found during an inspection, there are various options to mitigate it.
Indoor Air Quality: It’s important to test indoor air quality, because everyday items release volatile organic compounds (VOCs). This is especially true when home sellers put on a fresh coat of paint, install new carpeting or laminate flooring, or other items to spruce up the home for sale.
What are the risks to homeowners associated with each of these substances?
Mold: Mold exposure causes a variety of health issues, including allergic reactions, asthma, headaches, skin rashes and organ irritation.
Lead: When ingested or inhaled, lead can get into the bloodstream and become detrimental to brain function and learning capability, especially in children.
Asbestos: When disturbed, asbestos can cause extreme health risks, like the development of mesothelioma.
Radon: Radon can cause an array of symptoms and health complications, including respiratory problems and even lung cancer.
Indoor Air Quality: VOCs can lead to unhealthy air, headaches, fatigue and nausea.
Why is it important that home inspectors have a good grasp on potential environmental hazards inside a residence? What resources should they look for to get a better understanding of environmental hazards in homes?
A trained and experienced home inspector certified by the American Society of Home Inspectors (ASHI) will check more than 200 items throughout the home. However, inspectors are no longer just used in home-buying situations. It is important they have a good grasp on potential residential environmental hazards and is able to look for hard-to-detect signs of potential problems, such as mold growth, radon, leaks and suspect asbestos. RTK often works in conjunction with home inspectors who do not have the certifications needed for these specialized tests.
When should a home inspector recommend using an individual with more specialized skills like yourself?
A home inspection usually covers everything in plain view. But environmental problems often lurk, unseen by the naked eye. A small mold spot could be just the tip of the iceberg; mold hides between walls, floorboards, and ceilings. Likewise, a visual inspection cannot determine if there is toxic lead paint, asbestos, radon or contaminated water that is lurking in a home.
What trends or innovations in environmental testing or home inspections are you following today? Why do they interest you?
RTK uses state-of-the-art technology while adhering to the latest, strictest standards when accompanying inspectors who are examining your property. This is to ensure the best quality and highest accuracy in testing.
Indoor air quality is becoming a big concern, as people question why they can feel sick in their home, but better when they leave. This is a clear indicator that something may be going on with the home’s environment.
Another interesting trend is a home re-inspection. Homeowners are having their homes re-inspected every five years or so to ensure that the homes are being maintained properly and don’t have any new problems developing. We go to the doctor for regular checkups and have our cars serviced annually – so, it makes sense to do the same for our homes.
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