There are many topics that come up when buying or selling that may seem overwhelming. If you are new to septic systems, passing (or failing) Title V, private wells, testing well water or finding out that a home has crazy high levels of radon in the air, you are NOT alone! Arming yourself with knowledge is the best way to help you relax and not get overwhelmed, whether you are buying or selling. The good news is that most all of these issues can be resolved, but you need to first inform yourself. Knowledge is power, and that's what this section is about. I'll continue to update this and please reach out if you have additional inquiries---I can almost guarantee you are NOT alone with your questions!
Part of your home inspection should include a radon test (for both air, and if a private well, in the water). Elevated radon levels — 4 pCi/L or higher require a mitigation system to ensure the levels are below this limit.
From the EPA site, "Radon is a naturally occurring radioactive gas produced by the breakdown of uranium in soil, rock, and water. Air pressure inside your home is usually lower than pressure in the soil around your home’s foundation. Because of this difference in pressure, your home acts like a vacuum, drawing radon in through foundation cracks and other openings.
Radon also may be present in well water and can be released into the air in your home when water is used for showering and other household uses. In most cases, radon entering the home through water is a small risk compared with radon entering your home from the soil. In a small number of homes, the building materials — such as granite and certain concrete products — can give off radon, although building materials rarely cause radon problems by themselves. In the United States, radon gas in soils is the principal source of elevated radon levels in homes."
Radon testing should be performed by buyers during the home inspection process. Elevated levels of radon (above 4.0 picoCuries per liter (pCi/l) can be treated through radon remediation systems. The purchase and sale agreement should provide for a radon testing contingency and the buyers’ ability to terminate the agreement if elevated radon levels are found, or the option of having the sellers pay for a radon remediation system.
Please visit this EPA site which goes over Radon in depth, as well as information on mitigation systems. The good news is, don't worry if your home tests positive for radon---there is a system that can take care of it!
PRIVATE WELLS
*From the MA Department of Environmental Protection: If you have a private well, then water quality testing should be important to you and your family. Some contaminants in drinking water have been linked to cancer and toxicity, posing a risk to human health. Many contaminants often have no taste, odor, or color. Only laboratory testing can detect them.
While there is no state requirement to have your well water tested (although there may be from your mortgage lender or local Board of Health), the Massachusetts Department of Environmental Protection (MassDEP) recommends that all homeowners with private wells do so, and use a state certified laboratory.
Again, the GOOD NEWS is that no matter what is found in your well water, there are filtration systems that you can have installed to ensure you have THE MOST amazing drinking water. The first step is having your water tested.
Contamination of Wells
Well water originates as rain and snow that then filters into the ground. As it soaks through the soil, the water can dissolve materials that are present on or in the ground, becoming contaminated.
Some contaminants are naturally occurring from features found in the rocks and soils of Massachusetts. These include substances like bacteria, radon, arsenic, uranium, and other minerals. Other contaminants find their way onto the land from human activities. On a large scale, industrial/commercial activities, improper waste disposal, road salting, and fuel spills can introduce hazardous substances to the ground. However, even typical residential activities, such as the application of fertilizers and pesticides, fueling of lawn equipment, and disposal of household chemicals can contaminate the ground when done improperly. Even an on-site residential septic system can pose a threat to your well. That is why taking measures to protect your well from contamination is so important. Contaminants and testing frequencies
STANDARD ANALYSIS:
Arsenic: Monitor initially and then at a minimum once every ten years, or as otherwise required by the local Board of Health. Additional testing for: Chloride, Copper, Fluoride, Hardness, Iron, Lead, Manganese, pH, Sodium, PFAS (optional)
Coliform Bacteria: Monitor initially and then at a minimum once every year for bacteria and nitrate/nitrite, or as otherwise required by the local Board of Health.
Nitrate/Nitrite: Monitor initially and then at a minimum once every year for bacteria and nitrate/nitrite, or as otherwise required by the local Board of Health.
Radon: Monitor initially and then at a minimum once every ten years, or as otherwise required by the local Board of Health.
Gross Alpha Screen: (bedrock wells only)Monitor initially and then at a minimum once every ten years, or as otherwise required by the local Board of Health.
VOCs: Monitor initially and then at a minimum once every ten years, or as otherwise required by the local Board of Health.
Recommended Tests The following tests provide only the most basic indicators of a well's water quality. These tests identify some of the common natural and man-made contaminants found in our state's well water. However, you should also consider nearby land uses to decide whether additional tests are appropriate for your well. It is not necessary to do all of the tests at one time.
Standard Analysis This basic analysis covers the most common contaminants. Some of these contaminants pose health-related concerns, while others only affect aesthetics (taste and odor).
Radon Radon can be a well water problem in Massachusetts, especially in bedrock wells. Presently, there are no federal or state standards for radon in drinking water, only suggested action levels. [Note: If Radon levels are elevated in your well water, you should also consider checking your indoor radon levels.]
Gross Alpha Screen Radioactive minerals, such as radium and uranium, may be dissolved in well water. A Gross Alpha Screen is a simple test to judge whether further testing for specific radioactive minerals such as radium or uranium might be needed.
Volatile Organic Compounds (VOCs) The most common VOCs come from gasoline compounds (such as MtBE and benzene) and industrial solvents (such as TCE). MtBE can be found in well water even in remote areas.
Additional Tests Circumstances relative to your well may require additional testing not described here. For instance, MassDEP does not recommend frequent testing for things like pesticides, herbicides, or synthetic organic compounds, mainly because of the high cost. However, such testing might be warranted if your water has elevated nitrite/nitrate concentrations or significant amounts of pesticide have been applied near the well. These less-routine tests may not be performed at all state certified laboratories.
When To Test MassDEP recommends that prospective homebuyers test the water in a home with a private well before purchase. Water quality in wells is generally stable, and if a change is going to occur, it occurs slowly. Thus the interval between water quality tests, once you've purchased the home, can generally be in terms of years (see chart above) if a well is properly constructed and located in a safe area. However, the following conditions would prompt more frequent testing:
Heavily developed areas with land uses that handle hazardous chemicals.
Recent well construction activities or repairs. MassDEP recommends taking a bacterial test after any well repair or pump or plumbing modification, but only after disinfection and substantial flushing of the water system.
Contaminant concentrations above state or federal standards found in earlier testing.
Noticeable variations in quality like a water quality change after a heavy rain, extended drought, or an unexplained change in a previously trouble-free well (i.e. funny taste, cloudy appearance, etc.).
When taking any sample, MassDEP recommends that it be taken after a heavy rainstorm. These events tend to highlight conditions of improper well construction or poor soil filtration.
What the Tests Tell YouResults will reveal the level at which any of the tested substances were found in your water sample. The mere presence of these contaminants in well water does not necessarily imply that there is a problem. However, when levels exceed state or federal health standards, you should take steps to correct the situation. Several methods are available from commercial contractors to treat contaminated water.
You can use the Be Well Informed (BWI) online tool hosted by EPA to enter your water quality lab results to learn about potential health risks and recommended water treatment options.
Additional Resources
As private wells in Massachusetts are regulated at the local level, you should first contact your local Board of Health for your town's private well testing requirements. For more information about private wells, including additional water quality testing recommendations, you should refer to the MassDEP Private Well Guidelines. Other information, such as the listing of state certified laboratories, can also be accessed through the web site. For additional assistance, contact the MassDEP Drinking Water Program.
Septic Systems and Title V
Many homes in Massachusetts have underground wastewater management systems calledseptic tanks. Title 5 rules specify how these systems should be installed, used, and maintained.
Offered by The Environmental Protection Agency. For all the info you need, click HERE.
BUYING OR SELLING a property with a Septic System? CLICK HERE.
CLOSING COSTS
Seller Closing Costs 1. Seller's attorney fees, often in the range of $800-$1500.
2. A newly prepared deed conveying title to the buyer. In the event seller does not have an attorney, most bank attorneys will draw a deed for approximately $100.00. Adequate notice of request to prepare a new deed is needed. If the seller has an attorney, then the fee above includes the deed preparation.
3. Massachusetts excise stamps are charged to the seller upon transfer of title, and they are $4.56 per $1,000.00. These are paid at closing by the closing attorney, and funds are taken from the proceeds of the sale.
4. Outstanding mortgages or other liens which are outstanding must be paid off at closing. Often written notice is necessary before lenders will release the payoff figures. The lender's fee to prepare the discharge and record same is in the $100.00 range.
5. Adjustments to condo fees (condo), final water & sewer bill (if metered separately), and oil readings are made at closing.
6. Brokerage fee is due and payable at closing.
7. A smoke detector certificate must be issued by the Fire Department. The ordering of this needs to be coordinated well in advance, as no closing can take place without a recent certificate (usually within sixty days) issued by the Fire Department. Certificates issued for prior sales are unacceptable. Costs for this certificate are the obligation of the seller ($50 in Cambridge for single-dwelling units, $100 for two unit buildings, $150 for three-six unit buildings). Your Realtor will typically arrange the appointment with the fire department.
8. A 6d Certificate (applicable to condominiums only) is required at closing in the form of a notarized statement from the trustees or board of manages of the condominium certifying that all outstanding condominium fees have been through the end of the month of the closing. Some condo property managers charge a fee to prepare the 6d, and this would be paid by the seller in advance of closing.
9. If the seller has received the tax bill from his city or town, it should be brought to the closing whether paid or unpaid. If the tax bill is paid, bring to the closing a stamped receipt and inform the conveying attorney prior to the closing that you will be bringing your receipt. This, along with the municipal lien certificate (which will have been ordered by the buyer's attorney), documents your lien status.
10. If there are to be holdbacks or escrows because of outstanding issues, these issues need to be discussed well before the closing date. Mortgage lenders have become more stringent about holdback agreements and require that they be approved by the lender prior to closing.
Please note! This is meant to be a general guide, but cannot be conclusive. The list and amounts of fees can be different each time, depending on the lender, the attorney, and the loan. Your attorney and lender will be able to give you estimates well in advance of closing. Please note! This is meant to be a general guide, but cannot be conclusive. The list and amounts of fees can be different each time, depending on the lender, the attorney, and the loan. Your attorney and lender will be able to give you estimates well in advance of closing.
Buyer Closing Costs
1. Attorney fees for the bank and the buyer for title search, drawing papers, etc. (usually around $650-$1200). The attorney's fee is lower if he/she also represents the lender. Ask your attorney about this.
2. Recording fees – around $400 ($125 for the deed, $175 for the mortgage, $35 for the declaration of homestead, and $65 for the municipal lien certificate).
3. Courier fee - $30-$60.
4. Survey and plot plan - $150.
5. Municipal lien Certificate - ranges from $25 to $65 depending on where the property is.
6. Bank charge for credit report and flood certification fee - $50-$75.
7. Title insurance - usually right around $4.00 per thousand of purchase price.
8. Tax escrow amount - often between 2 and 6 months, depending on when in the tax cycle you’re closing. Ask your attorney about this.
9. Appraisal fee - ranges - usually $400-$600.
10. Hazard Insurance - for single and multi-families - most banks require a one-year, prepaid insurance policy.