Buying Real Estate - Is Hazardous Waste Test Worth it? (Hollis: sale, 2009)

[NH2008]

Hi, We're getting ready to make an offer and our realtor checked "no" on the disclosure form. I don't have any particular reason to assume there would be hazardous waste on the property, but at the same time I don't know that there isn't. She couldn't give me any info about the test (what it would cost, what's involved) as she said "no one" ever gets it.

Is it worth getting? Any idea what it would cost?

Thanks!

- Very Nervous First Time Buyers!

[GregW]

I would suggest a check with the town building inspector. Ask if there was any history of dumping, leaking oil tanks or industrial use on the property. Call the NH Dept of Environmental Services (NHDES) has waste section and ask the same. They should be able to do a quick data search and answer your question over the phone. Or they will provide a number to send a FAX request.

I would not sign off without this minimal investigation.

[BF66389]

Concur with Greg's suggestions above x20. Chances are (I'm guessing this is a home in Hollis) dumping/industry won't be a big issue- but there could have been/be a leaky underground oil tank.

Also make sure you get a full body of water tests done, radon-air, etc...

Especially in today's market it's "ok" to ask for a little more time to get your inspection and whatnot done (traditionally its within 10 days of your offer being accepted...asking for 15 business days doesn't sound like a big deal to me).

[Valerie C]

GregW and BF get the gold star for their answers The tests that are conducted are up to YOU and not your Realtor. While she may not be able to give you an estimate on cost (jthibodeau, an estimate please?) it's incorrect to dismiss it and say "no one ever gets it". A house I sold last year had every conceivable test performed. General home inspection, septic, radon air, full-spectrum water including arsenic, MTBE, etc, and soil samples. Also, be aware that soil testing takes much longer than the "usual" (water testing, rador air/water, etc) and you need to address that within the contract. 7-10 days is normal for home inspection clause, but you would want to give yourself up to 14 days to get all test results back. If it's bank-owned property, they may or may not agree--bank addendums are usually not negotiable, but it's always worth a try! Remember, just because you check the box YES doesn't mean you are required to do the testing--you just leave that option OPEN to have done IF you so chose.

(I hope it's not too off topic, but please tell me that there is a clause on page 5 that states that the house must appraise at or above sale price, or price can be renegotiated, failing which, all deposits would be returned to you and house returned to market.)

OK, that's my 2-cent's worth on the matter...

OK--- sorry--I lied--I have another couple of cent's worth of comment:
Also keep in mind that in NH, home inspectors are not licensed by the state. This doesn't mean that they don't know their stuff--it just means that you don't need "qualifications" to be a Home Inspector. I would recommend that an inspector is part of a nationally recognized group such as ASHI or NACHI. It's expected that licensing of Home Inspectors will begin "sometime in 2009". Again, JThibodeau is probably more aware of specifics than I...

Now back to your regularly scheduled CD Postings

[countrylv22]

HELLO NH2008


You have received EXCELLENT advice from GREG, BF and of course

VALERIE C!!They ALL deserve GOLD STARS!

In my humble opinion, I would get all of the TESTS mentioned here

YOU are the CUSTOMER, this is a HUGE purchase, and you need to feel

RIGHT about the whole process. And have the PEACE of mind you did

everything to protect your family. Bottom line, I believe we are

in a BUYERS MARKET So, DO NOT LISTEN to what your

REALTOR told you, LISTEN to the ABOVE ADVICE!

PLEASE GET THE TESTS DONE!An expensive neighborhood, does not

mean that everything is OK

Take care!

Good Luck!

Countrylv22

Originally Posted by Valerie C

GregW and BF get the gold star for their answers The tests that are conducted are up to YOU and not your Realtor. While she may not be able to give you an estimate on cost (jthibodeau, an estimate please?) it's incorrect to dismiss it and say "no one ever gets it". A house I sold last year had every conceivable test performed. General home inspection, septic, radon air, full-spectrum water including arsenic, MTBE, etc, and soil samples. Also, be aware that soil testing takes much longer than the "usual" (water testing, rador air/water, etc) and you need to address that within the contract. 7-10 days is normal for home inspection clause, but you would want to give yourself up to 14 days to get all test results back. If it's bank-owned property, they may or may not agree--bank addendums are usually not negotiable, but it's always worth a try! Remember, just because you check the box YES doesn't mean you are required to do the testing--you just leave that option OPEN to have done IF you so chose.

(I hope it's not too off topic, but please tell me that there is a clause on page 5 that states that the house must appraise at or above sale price, or price can be renegotiated, failing which, all deposits would be returned to you and house returned to market.)

OK, that's my 2-cent's worth on the matter...)

[BF66389]

Also- make sure you check the home thoroughly for water damage. If rooms are freshly painted to cover it up often times the seller will forget about the insides of closets (check inside closets- corners especially & around light fixtures).

I really see no reason not to extend the time for the inspection & whatnot to 15 BUSINESS days (not just 15 days).

[jthibodeau]

Originally Posted by NH2008

Hi, We're getting ready to make an offer and our realtor checked "no" on the disclosure form. I don't have any particular reason to assume there would be hazardous waste on the property, but at the same time I don't know that there isn't. She couldn't give me any info about the test (what it would cost, what's involved) as she said "no one" ever gets it.

Is it worth getting? Any idea what it would cost?

Thanks!

- Very Nervous First Time Buyers!

Great advice from all the posters! About all I can add is soil testing can be as simple as seeing a spot on the ground and retrieving a sample for analysis, to a total site survey requiring the property to be laid out in grids with samples taken on an over all basis.

A single soil sample will cost around $200.00 for testing. However, you'll need to have some sort of an idea what your testing for. An example would be finding a spot in the driveway where vehicles have been parked. The spillage could be a number of items, such as gas, oil, anti-freeze or break fluid so, it can get more expensive for testing procedures without knowing exactly what your looking for.

Obviously, underground storage tanks presents a whole new set of testing procedures which, undoubtedly, will be more expensive due to the labor and equipment involved in the procedure. In a normal residential situation, most underground tanks will/should be stated in your disclosure forms.

There has been some discussion concerning banks and other lending institutions requiring soil testing but, as of yet, nothing is mandatory.

Last, but not least, is Home Inspector licensing within the State of New Hampshire. As of the last information I received, Bill 212 has passed both in the House and Senate and is ready for the Governors signature. I'm not sure if he has signed the bill or not, as of this time.

One of the problems (and the part which make me grind my teeth) is our state government has decided that the licensing of Home Inspectors shall be self supporting. which means that the cost of the licenses will support the program. The first years estimated cost to operate the program was approximately $48,000 and it goes up every year.

During the time which the bill was being propose, the state estimated that there were nearly 120 home inspectors in the state. This would bring the cost of the license to around $400.00 per years. However, during the passed year or so, with the economy going the way it is, rumor has it that nearly 1/3 of the Home Inspector have closed up shop to pursue a more financially rewarding career.

Some within the business predict a drop in the ranks of over 1/2 to more. I'm worried that this may place licensing cost to over $1500.00 per year per Inspector. And, of course, you all know who will eventually pay the additional cost. I won't even go into the other cost an Inspector requires. (Sigh)......time will tell.

[NH2008]

Hmm...we will definitely make the call to see if there's any history of leaking tanks. Don't think there's been any industry there. We have not made a deal yet but if we do come to terms we'll definitely be having every other type of inspection done and the appraisal clause is in there, too!

Thanks!

[GregW]

Underground oil tanks, including the basement tanks, are the major sources of ground water contamination in residential areas. Always have the fuel oil tank inspected. I would also be wary of any property near old gas stations or down the underground water gradient from these potential sources. The ground water may be contaminated from tanks abandoned decades ago. Remediation of ground water and soil contaminated with fuel oil or gasoline is very, very expensive.

Typical of NH to make a government service "self supporting". Qualified Home Inspectors make all real estate transfers more secure for all of us and should be supported by a general tax system. Oh, I forgot, NH does not have a general tax but that is another rant.
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[Valerie C]

I never thought of a home inspection as a "government service". God help us all...
I agree that qualified home inspectors DO make a home purchase more secure. However, except MAYBE in the case of a government backed loan (FHA, etc) I fail to see how or why it would be considered a government service. Not picking on ya Greg, but please tell me why a home inspection would be any business of the government? And jathibodeau, would government improve inspections in any way, shape or form??

Originally Posted by GregW

Typical of NH to make a government service "self supporting". Qualified Home Inspectors make all real estate transfers more secure for all of us and should be supported by a general tax system. Oh, I forgot, NH does not have a general tax but that is another rant.
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