Do I HAVE to Remove My Heating Oil Tank?
As long as a tank is IN-USE, most lenders do not require removal
Let's Clarify.
As long as a tank is IN-USE, most lenders do not require removal. With proper maintenance and routine inspections, contemporary tanks can last for two decades or more.
Almost 2 in 10 local households in the tri-state area have oil-fueled heating systems. In the United States, oil heat usage is concentrated in the Northeast - from Pennsylvania to Maine and particularly in homes built before 1990.
Because leakage can become a concern as tanks age, it is good practice to periodically test tank reliability. One safe, easy, test method is sampling the soil surrounding a tank. It provides a look beneath the surface to detect and clarify signs of leakage. Onsite PID-screening provides preliminary results immediately. For further evaluation, soil samples can be submitted for laboratory analysis. The testing helps reassure and clarify uncertainties for all interested parties.
Don’t take my word for it…independent resources and links:
Learn more about remediation costs by visiting the United States Environmental Protection Agency (EPA) and the Pennsylvania Department of Environmental Protections (DEP):
FAQ: How much do cleanups cost?
The Leaking Underground Storage Tank Cleanup Process
Residential Home Heating Oil (Oil Tanks)
If you have any specific questions about your property, please give us a call at 610-359-1730.
How to: Clean the Air
Increased Ventilation, HEPA & Activated Carbon Filtration, Safest Methods to Clean Indoor Air
Increased Ventilation, HEPA & Activated Carbon Filtration, Safest Methods to Clean Indoor Air
According to the Environmental Protection Agency (EPA), the best approach to improve indoor air quality controls the source of indoor pollution. During the pandemic, one significant source of IAQ concern was the airborne virus, SARS-CoV-2, or COVID-19. Many air-cleaning technologies were developed to help reduce the spread and eradicate the virus in indoor environments. Unfortunately according to research by Dr. Jose-Luis Jimenez, an EPA featured speaker, some of these technologies actually CAUSE more pollution than they cure. Based on his research models, Dr. Jimenex concluded the most effective and safest options to clean indoor air are:
1. Increasing dry, clean, filtered ventilation
2. Use of HEPA (high-efficiency particulate air) filtration MERV 17, and
3. Use of activated carbon (charcoal) filtration
Based on his models, people with prolonged, regular exposure to the by-products of other air cleaning technologies demonstrated no significant increase in positive health outcomes or showed a negative impact on health. For more information about The EPA's Indoor Air Quality recommendations, visit the EPA's IAQ website. The Aug, 2,2023 presentation by Dr. Jose-Luis Jimenez Health Benefits vs. Disbenefits for Indoor Air Cleaners will be made available online. Check here for updated posted recordings.
Learn more about other steps you can take by visiting the Environmental Protection Agency (EPA) website:
How to: 10-Point Check List Residential Storage Tanks
Before cold weather sets in, now is a good time to check property oil tanks…
Before cold weather sets in, now is a good time to check property oil tanks to help avoid problems this winter. Before you fill up for the season, start with this 10-point checkup:
1. Usage: How much fuel did you use in the past three months? Track your fuel-oil usage to monitor for possible leaks. Increasing usage, especially over the summer months, and more frequent fuel deliveries can indicate a leak.
2. Tank Contents: Check the tank for water with a non-hazardous paste that detects water in tanks without altering the fuel being tested (Kolor Kut is a common brand). Minor water accumulation can be expected from condensation inside a tank. However, any water inside a tank can cause the metal to rust from the inside out. Significant water accumulation indicates a leak somewhere in the system.
3. Vent and Fill Pipes and Cap: Confirm pipes are clear of any obstructions like vegetation, insect nests, or debris. Check the area for signs of any spills. Confirm both pipe openings have caps.
4. Vent Alarm: When oil is delivered, confirm with the driver that the alarm whistle is operating properly. You should hear a whistling sound while the tank is being filled.
5. Fuel Gauge: Is the fuel-level gauge cracked, stuck, or frozen...or are there signs of oil around it? If so, replace the gauge.
6. Tank Exterior: --For aboveground tanks in basements or outside --Inspect the exterior of the tank and any piping for signs of rust, seepage, wet spots, or excessive dents. Repair or replace any defects. Make sure the tank is protected from standing water, roof runoff, or falling debris. Remember, nothing should ever be stored on top of a tank.
7. Legs: --For aboveground tanks in basements or outside --Confirm all four legs are stable, plumb, in good condition, and set on a secure foundation.
8. Connections and Valves: Look for any drips or signs of leakage around the connections or valves.
9. Filter Cup: There should be no signs of rust, seepage, or wet spots around or under the cup. If so, replace the cup and filter.
10. Supply Lines: Do the oil lines between the tank and the furnace run either under concrete or aboveground without a protective casing? If so, have the lines replaced with poly-coated, protected lines.
How to: Improve Indoor Air Quality (IAQ)
According to the EPA, the best approach to improve indoor air quality controls the source…
According to the EPA, the best approach to improve indoor air quality controls the source of indoor pollution. The source-control method eliminates the source or reduces emissions of the most common IAQ polluters. This common-sense approach offers low-to-no-cost steps that will improve indoor air quality.
What are common sources of IAQ pollution?
Asbestos
High indoor humidity
Improperly vented or improperly maintained, fuel-burning combustion appliances
Newly installed flooring, carpeting, furniture, or paint
Particulates, dust and dander
Pesticides
Poor building ventilation
Pressed-wood products (ex: plywood and particle board)
Radon
Some household cleaners
Tobacco products
Unfiltered particulate and polluted outdoor-air infiltration (like the recent smoke from Canadian wildfires)
How do I reduce those sources?
Prohibit tobacco product use indoors.
Remediate or remove any lead, asbestos, radon gas accumulation, and high indoor-humidity. (Indoor humidity should be maintained between 30%-50%.)
Filter indoor dust, pet dander, particulates, and outside air intake.
Ventilate newly installed or remodeled areas.
Inspect, install, and maintain proper building ventilation and fresh air intake.
Substitute or reduce use of pesticides, toxic household cleaners, and products with high Volatile Organic Compounds (VOCs). For example, look for low VOC labeling on paints, products, and materials.
Repair, update, and maintain fuel-burning combustion systems and appliances. (oil, natural gas, and propane boilers, fireplaces, stoves…)
Practice frequent vacuuming (preferable with HEPA-rated filtration), proper housekeeping, and routine maintenance.
Can I get IAQ testing so I know all the contaminants in my house?
Tests and standards exist for individual, indoor contaminants. Asbestos, radon, and carbon monoxide, for examples, have standards and exposure limits. However, according to Occupation Safety and Health Administration (OSHA), there is no single test to evaluate or measure an IAQ problem. There is also no consensus on a comprehensive method to measure or evaluate IAQ. That’s why reducing the number of sources of pollution is the easiest and most cost-effective approach.
What is the worst IAQ pollutant?
The impact of any single pollution source depends on: toxicity, quantity, and duration and frequency of exposure. An individual’s particular sensitivity or susceptibility is also an important factor. Radon, asbestos, and lead, for example, carry significant health risks for everyone and require specific mitigation. Also, a pollutant at low levels may not pose a threat by itself, however most homes have multiple sources of indoor air pollution. The multiple sources increase the risk of cumulative effects. Fortunately, indoor air quality can be improved with proper cleaning and routine maintenance. It cannot be over-emphasized how critical cleaning and maintenance are to improving and sustaining healthy IAQ.
Don’t take my word for it…independent resources and links:
Learn more about Indoor Air Quality by visiting the United States Environmental Protection Agency (EPA)
Indoor Air Quality (IAQ) | US EPA
If you have any specific questions about your property, please give us a call at 610-359-1730.
If you have any specific questions about your property, please give us a call at 610-359-1730.
Mold: When in Doubt, Throw it Out!
Responding to a water event in your home? When in Doubt, Throw it Out.
Wear protective clothing including gloves, eye protection, and respiratory protection.
Throw out impacted medications, food, and any soft goods that cannot be washed and dried.
Dry out any porous materials and affected building materials within 24-48 hours using fans to increase evaporation and dehumidification to reduce relative humidity.
To prevent mold growth:
Fix the source of the water problem or leak to prevent mold growth.
Reduce indoor humidity (to 30-60%) with dehumidifiers and air conditioners.
Vent bathrooms, dryers, and other appliances outside of the building. Do not allow any vent to terminate within the building, attic, or crawlspace.
Increase conditioned fresh air intake, air circulation, and proper building ventilation.
Remember: There is no practical way to eliminate all mold and mold spores from indoor environments. The best way to control indoor mold growth is to control moisture.
Don’t take my word for it…independent resources and links:
Learn more about Indoor Air Quality by visiting
The Center for Disease Control and Prevention (CDC)
Cleanup and Remediation recommendations.
The Pennsylvania Department of Environmental Protection (PaDEP) also provides a list of resources to help building owners prepare and recover from water events.
If you have any specific questions about your property, please give us a call at 610-359-1730.
How Old Is Too Old?
Storage Tanks Age. Do you know how old yours is? To better evaluate the health of your system, start on the outside and work your way in.
Check the COMPONENTS.
Start outside at the fill and vent pipes and work toward the burner to inspect each pipe, cap, supply line, fitting, gauge, leg, and tank exterior (if aboveground) for any corrosion, rust, or leaks. Every storage tank part contributes to a fully operational, safe heating system.Check the CONTENTS.
Water and sludge accumulate in storage tanks over time. That buildup interferes with performance and promotes corrosion inside the tank causing it to decompose from the inside out. Use water-indicating paste (available in big box stores and online) to check for water. Look in the filter cup for particles that look like coffee grounds that indicate sludge buildup.Check the AGE.
If you have a tank installed before 1990 consider an upgrade. The life expectancy of a typical storage tank can be 30 to 40 years. However, tanks in wet or damp locations deteriorate more quickly. Underground storage tanks installed before the mid-1980s were typically bare steel making them very susceptible to corrosion.
DEP Storm and Flood Recovery
Fact Sheets and Information
Rain. And lots of it.
What we experienced this weekend was not a 100-year-rain event or even a tropical storm. The intense rainfall from the slow-moving, moisture-rich storm still inundated and overwhelmed area runoff systems. The super-soaker caused havoc and emphasized the escalating threat of flooding from even common, summer-time thunderstorms.
The Pennsylvania Department of Environmental Protection (PaDEP) provides a list of resources to help building owners prepare and recover from flood events like this weekend. PaDEP recommendations include:
Document Damage.
Before you begin any cleanup, contact your insurance company and take pictures of any damaged building materials and personal items. Continue documenting and taking pictures throughout the cleanup activities.
Be Proactive.
-- Wash Your Hands with soap and clean water immediately and often after any contact with flood water or contaminated items.
-- Treat and Protect any open wounds, even small cuts or abrasions.
-- Wear Protective Gear for cleanup work.
-- Prevent Mold Growth by cleaning and drying out the building, building materials, and personal items within 48-hours.
-- Safely Dispose of any hazardous materials and contaminated items.
Avoid Hazards.
-- Avoid Flood Waters. Do not wade into water, drive into water, or stand in water.
-- Avoid Structural Damage. Investigate and identify any damage before re-entering any building or using a previously flooded roadway.
-- Avoid Carbon Monoxide Poisoning from gas-powered generators, heaters, appliances, and impacted HVAC equipment.
-- Avoid Electrocution from any downed electrical lines, exposed wires, and swamped outlets.
If in doubt, throw it out.
-- Throw Out any potentially contaminated fresh or frozen foods, home-canned items, boxed, dry, or food staples, and frozen or refrigerated goods that have been exposed to elevated temperatures.
-- Throw Out any porous items, soft goods, or water-logged materials not cleaned and dried within 48 hours.
-- Contact your physician first, and then Throw Out any water-impacted or temperature-impacted medications.
Don’t take my word for it… independent resources and links:
US Federal Emergency Management Agency
Flood Recovery
https://www.fema.gov/fact-sheet/be-safe-when-returning-flooded-home
US Federal Emergency Management Agency
Safe Return After Flooding
https://www.pema.pa.gov/Recovery/Documents/Mold-Mildew-Cleaning-Up-Flood-Damaged-Home.pdf
If you have any specific questions about your property, please give us a call at 610-359-1730.
Mold: Housekeeping or Health Issue?
When is mold a housekeeping problem versus a “mold problem”?
When mold is a housekeeping issue
Indoor mold is often a housekeeping issue because it takes root in areas with insufficient cleaning. Mold is naturally occurring so its presence indoors is not surprising. However, all visible indoor mold should be removed. In most situations, that means routinely cleaning non-porous surfaces with soap and water and discarding any mold-impacted porous materials. Without proper cleaning and maintenance, any home can develop mold growth, and any mold growth left untreated can become a larger concern.
When it becomes a "mold problem"
Left unchecked, mold can cause and aggravate health conditions and cause structural damage to a home. Indoor mold growth requires professional intervention when anyone in the home is immunocompromised or has an underlying health condition or there is:
Inadequate or poor ventilation
Ongoing, elevated interior humidity
Recurring moisture or water intrusion
A lack of diligent housekeeping
When mold requires testing and professional remediation
Call a professional when you:
Smell musty odors regularly
Notice visible mold growth that recurs after cleaning
Experience repeat water events in the same area
Encounter a water event not completely dried in less than 72-hours
Don’t take my word for it… independent resources and links:
Learn more about mold by visiting the Center for Disease Control and Prevention (CDC) :
Frequently Asked Questions (FAQ)
You can control Mold.
If you have any specific questions about your property, please give us a call at 610-359-1730.
How to: Prevent Moisture Intrusion
Water infiltration caused by improper exterior drainage is a leading contributor to indoor mold
Water infiltration caused by improper exterior drainage is a leading contributor to indoor mold growth. Follow these US Environmental Protection Agency (EPA) guidelines to help keep rain and surface water out of your home.
1. Ensure a minimum of 8 inches of the foundation is exposed above the surrounding foundation grade.
2. Divert water away from the foundation by grading the 10-foot area immediately adjacent to the foundation with a minimum 5% slope (6-inch drop per 10-foot extension).
3. Redirect water away from the building by grading proximate lawns and gardens with a minimum 2% slope (2.4-inch drop per 10-foot extension).
Don’t take my word for it… independent resources and links:
Learn more about water and moisture control by visiting the EPA’s (Environmental Protection Agency)
Ways to Control Moisture in Your Home.
If you have any specific questions about your property, please give us a call at 610-359-1730.
Removing Common Settlement Obstacles
Remove common settlement obstacles with environmental testing, inspections, and remediation.
Knowledgeable Real Estate Agents trust us to lend sound advice and insight that help facilitate real estate transitions. We preemptively remove common settlement obstacles with environmental testing, inspections, and remediation.
Common envrionmental concerns during real estate transactions:
— Mold: odors, visible growth, history of water intrusion or water damage
— Prior onsite heating-oil storage, Underground (UST) and Aboveground Storage Tanks (AST)
— Asbestos insulation and building materials in structures built before 1990
— Site history of fuel sales or storage, auto repair, dry cleaning, manufacturing, or industrial use
— Contaminated waste piles
— Abandoned or unidentified container/material storage
— Out-of-use tanks, drums, hydraulic lifts, swimming pools
— Hoarder Homes
For more information on how to address any of these obstables, give us a call. 610-359-1730. We would be happy to talk with you about solutions.
Don’t take my word for it: Independent resources and links
Asbestos
https://www.epa.gov/asbestos/epa-actions-protect-public-exposure-asbestos
CERCLA
https://www.epa.gov/laws-regulations/summary-comprehensive-environmental-response-compensation-and-liability-act#:~:text=The%20Comprehensive%20Environmental%20Response%2C%20Compensation%2C%20and%20Liability%20Act%20%2D%2D%20otherwise,and%20contaminants%20into%20the%20environment
Hoarding
https://www.usfa.fema.gov/prevention/home-fires/at-risk-audiences/hoarding/
Abandoned Drums
https://response.epa.gov/site/site_profile.aspx?site_id=11611
How to: The 3 R’s of Mold Prevention
Prevent mold with the 3 R’s: Reduce, Respond and Repair
Worried about MOLD? Prevent it with the 3 R’s: REDUCE, RESPOND, and REPAIR
1. Consistently REDUCE indoor humidity by installing, properly maintaining, and running a reliable dehumidifier and or whole-building air conditioning/HVAC system. Indoor relative humidity should be below 60% – throughout a building, on every level, in every room, all day, every day. Remember: The key to mold control is moisture control.
2. Quickly RESPOND to any plumbing leaks or water intrusion. Dry all items and materials promptly and completely. Water-impacted areas and objects must be dried within 24-48 hours to prevent mold growth. If timely cleanup is not possible, plan to throw out damaged materials.
3. Promptly REPAIR any and all sources of water intrusion. Find and repair plumbing leaks. Evaluate and repair roof leaks and attic ventilation issues. Clean and repair roof gutters and downspouts. Confirm the ground slopes away from the building foundation. Ensure any French drain system and or sump pumps are operating properly and discharge way from the foundation. Keep air conditioning drip pans clean and the drain lines unobstructed and flowing properly.
Don’t take my word for it… independent resources and links:
Learn more about water and moisture control by visiting the EPA’s (Environmental Protection Agency)
Ways to Control Moisture in Your Home.
If you have any specific questions about your property, please give us a call at 610-359-1730.