Questions re: shopping for a house in-built 1969

nuclear wrote: ↑Sat Sep 07, 2024 2:19 am
Hello: I’m within the inspection part of a possible buy of a reportedly properly constructed pacific northwest residence in-built 1969. I get a house inspection, mould testing, and radon testing accomplished. Re: asbestos testing a couple of vendor has prompt no particular want if no plans for transforming. Though I’m unclear how can anybody predict the necessity for future transforming. It’s unsettling to know that your private home could have asbestos which may wish remediation/removing prior a future transform. Questioning if fellow Bogleheads might share their associated experiences and recommend another due diligence measures or different pointers.

Additionally the house is situated inside a big space (round 1000 sq. miles) concerned with the Smelter Plume Mission the place there could also be greater ranges of arsenic and lead within the soil from years of smoke stack emissions of a smelting plant that closed about 40 years in the past. The native public well being dept provides voluntary soil testing and subsequent soil change if discovered with arsenic or lead ranges above a threshold. Funds are offered underneath a federal grant. Reportedly 1200 properties have excessive soil ranges and solely 300 odd have had their soil changed. So a moderately sluggish course of with lengthy wait instances. Normal security measures to keep away from publicity to soil are offered by the well being dept, e.g. hand washing, preserving residence clear and so on. Checking if the members of this group have any perception or feedback.

Would actually respect any steerage for the above and thanks upfront.

To op:
1
Constructing supplies in 1969, many unregulated so far as toxicity, have been unhealthy to construct with and unhealthy to stay in. From fiberglass.asbestos flooring tiles and mastic glue, outgassing, and so on. , to insulation, to guide solder for the copper line fittings, or decaying galvanized iron pipe traces. One partitions are sealed up and painted over with many layers by the many years, and the ground has layers of flooring added, issues are sealed up and steady per se. However, as soon as opened up in a transform, it will probably fill the air and permeate your complete residence.
My firm did “apartment conversions” and house constructing “flippers” and intensive reno’s over the many years on buildings constructed way back to th 50’s. One house constructing advanced was in-built 1968. We stripped down 32 rental items and I am unable to consider something that wasn’t dangerous to well being.

*However, my publicity as a trades individual and development individual 12 months spherical and “on website” is much completely different from what a home-owner experiences.

The house you’re contemplating shopping for may be “completely different” so far as stage of publicity, possibly.

2
soil toxicity is elusive and pervasive. Even at decrease than an “acceptable threshhold”, what’s a suitable threshhold ? the place kids do not find yourself with pores and skin rash and itching from taking part in within the yard or garden? Or, allergic reactions and coughs when they’re exterior? Or an aged member of the family, or different has migraines and complications or itchy burning eyes from being exterior or in the home, and so on.
Soil remediation: whereas changing poisonous soil with non poisonous soil, the method of eradicating the poisonous soil brings up extra of it and the mud goes all over the place. Now what?
For instance: there as a soil remediation, alternative mission on a property the place there was a mechanics store for a lot of many years. The proprietor had dumped all the used oils and fluids, and so on, in a single nook of the property. It stank so unhealthy that it was arduous to breath in that space. After soil remediation and rains and time, there was nonetheless that stink within the air although not as robust. These days, that is routinely accomplished to develop business properties on land that was a gasoline station, and so on. They’ve gotten significantly better at it.
3
Suppose the home and yard checks are “okay”. What if up the road there’s soil being remediated and you’re down wind? Or a house subsequent door or close by is doing an intensive transform or full tear down. I am undecided if that might be a priority.

However…OTOH:
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Many “properly constructed” customized properties (not tract or subdivision properties) within the Pacific Northwest, and so on, have been actually put collectively properly, and in an period the place carpentry and builder “craftsmanship” was the norm moderately than these days, the exception. Many used open beam “heartwoods” of Redwood, and so on, which have lengthy since been banned or gone extinct from over harvesting. I as soon as labored on an intensive transform on a house that was constructed practically solely of redwood heartwood, all stain grade, however the partitions have been pure redwood panels with no ache or stain on them. It was unimaginable. There was no drywall or plaster in the home.
So, a few of these properties will be actual jewels and if the problems are resolved, could be a treasure to personal, like these previous victorian model historic properties, that (usually flip right into a cash pit to revive and renovate…..).
***So, OTOH: you may be getting a really particular residence for a superb value and have the ability to resolve points.

A thought.
However….personally,.,,(simply primarily based in your description of the toxicity points within the residence and particularly the world), I’d not purchase this residence, or any the place it’s situated, at any value to guard my household and family members. Additionally, in case you are decided to personal it, be ready for a “cash pit” possibly..simply possibly…if you’re going to have to rework or something involving disturbing the lead paint that’s underneath the paint that’s on the partitions now, and so on.

I hope that is useful for you.
j