Mass. Smoke/Carbon Monoxide Detector Law Effective April 5, 2010

Apr 15, 2010 | Buying Real Estate, Legislation, Realtors, Selling Real Estate

Law Requires 2 Types of Smoke Detector Technology

The two most common methods of fire/smoke detection technology currently used is either ionization or photoelectric based.

Ionization sensors feature a constant current flowing between two electrodes. When smoke strikes the device, it impedes the current between the electrodes and causes the alarm to set off.  Ionization sensors are usually quicker to go off than photoelectric detectors. The problem with ionization detectors is that they are not able to distinguish between smoke and steam.  This makes them prone to false alarms when steam from a shower or other source interrupts the current. This is particularly true when the ionization detector is located near a kitchen or bathroom.

Photoelectric sensors send a beam of light between two sensors. This beam passes in front of the sensors in a direct line. When smoke cuts across the path of the light beam, some light is dispersed by the smoke particles causing it to activate the alarm. Photoelectric detectors are less sensitive to false alarms from steam or cooking exhaust fumes but may take longer than ionization detectors to operate. Another major concern is that ionization detectors do not offer the best protection in fires that smolder. Fires that smolder are some of the deadliest fires nationally. Photoelectric smoke alarms are more sensitive to smoldering, smoke producing fires. Most of the residential dwellings in the country have ionization detectors which are more sensitive to flames.

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New Oil Heating System Law Affects Homeowners

Apr 9, 2010 | Buying Real Estate, Legislation, Realtors, Selling Real Estate

On July 1 2010 a new Massachusetts law goes into effect that will concern certain homeowners.  The new law requires that all 1 to 4 family residential dwellings serviced by a home heating oil system meet new safety standards.

Homeowners using home heating oil must have either an oil supply safety valve or an oil supply line with a special protective sleeve.

Homes build after January 1990 should already be in compliance with the new law and would likely have one or both of these safety features installed.

However, homes constructed prior to then may not have such safety features and are required to be in compliance and upgraded by July 1, 2010.

There are limited exemptions and an upgrade is estimated to cost between $150.00 and $350.00.

If you represent a home seller with a property constructed before 1990 confirm with them that they are aware of the new law and that they understand that they will need to be in compliance in order not to complicate a potential sale.

If you represent home buyers buying a home subject to the law inform them of the new law and ensure that the seller is in-compliance before closing.

New Lead Paint Regulations May Affect Realtors®

Mar 26, 2010 | Buying Real Estate, Legislation, Realtors, Selling Real Estate

New lead paint regulations go into effect in Massachusetts on April 22, 2010.  Although the new regulations do not immediately or directly impact Realtors® and real estate agents, contractors will now be required to be certified by the Environmental Protection Agency in order to perform even the simplest repairs or renovations to properties built before 1978.

According to the state Childhood Lead Poisoning Prevention Program as much as 30 percent of childhood lead poisoning cases in Massachusetts involve exposure to lead dust caused by renovation work.  That is a serious figure considering the devastating, life long effects of lead poisoning.  Homeowners who have work performed on their property by contractors, including painters, plumber, electricians and carpenters, must ensure that the contractor is “EPA Lead Safe Certified.”

The rule can be summarized in four parts:

1. Training and Certification
   Beginning in April 2010, firms working in pre-1978 homes will need to be certified. In addition to firm certification, an employee will also need to be a Certified Renovator. This employee is responsible for training other employees and overseeing work practices and cleaning. The training curriculum for certification, in development with the EPA, will be an eight-hour class with two hours of hands-on training. Both the firm and renovator certifications are valid for five years.
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2. Work Practices
   Once work starts on a pre-1978 renovation, the Certified Renovator has a number of responsibilities. Beginning with distributing EPA’s Renovate Right brochure to the homeowner and having them sign the pre-renovation form in the booklet. Before the work starts the Certified Renovator will post warning signs outside the work area and supervise setting up containment to prevent spreading dust.The rule lists specific containment procedures for both interior and exterior projects. It forbids certain work practices including open flame or torch burning, use of a heat gun that exceeds 1100°F, and high-speed sanding and grinding unless the tool is equipped with a HEPA exhaust control. Once the work is completed, the regulation specifies cleaning and waste disposal procedures. Clean up procedures must be supervised by a Certified Renovator.
3. Verification and Record Keeping
   After clean up is complete the Certified Renovator must verify by matching a cleaning cloth with an EPA verification card. If the cloth appears dirtier or darker than the card, the cleaning must be repeated. A complete file of records on the project must be kept by the certified renovator for three years. These records include, but aren’t limited to verification of owner-occupant receipt of the Renovate Right pamphlet or attempt to inform, documentation of work practices, Certified Renovator certification, and proof of worker training.
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4. Exemptions

• The home or child occupied facility was built after 1978.
• The repairs are minor, with interior work disturbing less than six sq. ft. or exteriors disturbing less than 20 sq. ft.
• The homeowner may also opt out by signing a waiver if there are no children under age six frequently visiting the property, no one in the home is pregnant, or the property is not a child-occupied facility.
• If the house or components test lead free by a Certified Risk Assessor, Lead Inspector, or Certified Renovator.
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In pending real estate transactions real estate professionals should be certain that homeowners are aware of the new regulations, particularly if a seller is doing renovations or repairs to the property in preparation for the sale.  Without doubt there will be a new form or two to be executed at the time of listing and or at closing.

Buyers purchasing properties constructed prior to 1978 (and there mortgage lenders) will certainly be looking for representation from sellers that the property is in compliance with the new regulation.  Expect to see new language included in purchase and sale agreements accordingly.