Housing and Design Newsletter

Kenneth R. Tremblay, Jr.

Winter, 2007

Radon Action Month

January is National Radon Action Month. Colorado State University Extension encourages state residents to test their homes for radon, and to take action if radon levels are high.

Radon is a colorless, odorless, radioactive gas emitted from uranium, a naturally occurring mineral in rocks and soil. Normally, radon rises up through the soil and dissipates in the air outside. Radon becomes a concern, however, when it seeps through openings such as cracks, loose fitting pipes, sump pits, dirt floors, slab joints, or block walls and accumulates in the home. Air pressure inside the home is usually lower than pressure in the soil around the house's foundation. Because of this difference, the house acts like a vacuum, drawing radon in through foundation cracks and other openings.

Radon has been identified as a risk factor in developing lung cancer because it decays into radioactive particles that can get trapped in the lungs. These particles release bursts of energy that damages lung tissue. It is estimated that radon may be associated with 3,000 to 32,000 lung cancer deaths per year in the U.S., second only to smoking.

Surveys show that homes in most Colorado counties have the potential for radon levels above the U.S. Environmental Protection Agency's (EPA) recommended action level. Because radon levels are influenced by a variety of factors-soil type and moisture, how "tight" the home is, type of heating and ventilation system, movement of air and groundwater, air pressure, and lifestyle behavior of the occupants-the only way to know if a home has elevated levels of radon is to test it.

Only individual testing can determine which houses may have a radon problem. You cannot base your radon levels on your neighbors' test results. Every house is different. Measuring radon levels in the home is simple and inexpensive. Test kits include complete instructions and return postage for mailing samples back to the lab for analysis. Radon test kits can be purchased at most hardware and home improvement stores.

The EPA set 4 picocuries per liter (pCi/L) as a recommended action level. If a short-term measurement is over 4 pCi/L, the recommended action is to perform a follow-up test to better characterize the radon levels. If a long-term test measures over 4 pCi/L, action should be taken to reduce radon exposure. Once a home's radon level is measured, if it exceeds the recommended level, simple systems for removing the radon from underneath the home before it has a chance to enter its interior can be installed. This can cost between $500-$2,500.

Radon Documents

Radon reduction methods can be planned for and installed during new home construction using the Radon Resistant New Construction Guidance. Installation costs are generally much lower during construction and careful planning allows a variety of strategies to be integrated to ensure the most effective radon reduction system possible. Installing radon-resistant features during construction of a new home generally cost under $1,000. Currently, Fort Collins has the only radon resistant policy for new homes in Colorado.

Testing is easy and inexpensive. All Colorado citizens who have not yet tested their home for radon are encouraged to do so, and to reduce any elevated radon levels found, in order to protect their families from the serious health risk associated with radon. If you've been putting it off, make 2007 the year you finally test your home for radon.

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Assisted Living

The Assisted Living Federation of America (ALFA) (alfa.org/) defines an assisted living residence as a special combination of housing, personalized supportive services, and health care designed to meet the needs of those who require help with activities of daily living. It is a long-term care option providing for an independent lifestyle along with assistance customized to meet the needs of each resident. Assisted living is most appropriate for someone who needs some level of assistance for activities such as meals, medication management, transportation, and bathing. Approximately one million Americans live in assisted living residences.

Assisted living residences include a broad range of structure types, including a high-rise apartment complex, detached single-family houses, or 1-2 bedroom apartments on one level sharing a common area. Facilities may be free-standing or located with other residential options such as a nursing home. Most assisted living residences have between 25-120 units. Units vary widely in terms of size based on consumers' needs and preferences.

Services provided in assisted living residences usually include meals served in a common dining area, housekeeping, transportation, access to health services, 24-hour security and staff availability, emergency call systems for each unit, health and exercise programs, medication management, and social and recreational activities.

Costs vary based on the type of residence, room size, and services needed. Daily fees range from about $15 to $200. A basic assisted living fee may cover all services or there may be additional costs for special services. Most assisted living residences charge month-to-month rates, but there are some with long-term arrangements. Residents and their families usually pay the costs from their own financial resources. However, check with your health insurance program and local and state government offices to see if some costs might be reimbursable.

To locate an assisted living residence call the Colorado Association of Homes and Services for the Aging at 303-837-8834. Visit their Web site for additional consumer information (www.cahsa.org/). When comparing assisted living facilities, use ALFA's Guide to Choosing an Assisted Living Residence (which can be downloaded from their Web site or be mailed to you by calling 703-691-8100). This checklist includes:

  • Atmosphere such as outward and inward appearance of the facility, socializing among residents, and staffing.
  • Physical features that include a well-designed community for your needs and an easy to follow floor plan.
  • Needs assessments, contracts, costs, and finances such contractual agreements, written plans for the care of each resident, and different costs for various levels of services.
  • Medication and health care, including storage of and assistance with medications and visitation schedules by doctors and nurses.
  • Services provided, like housekeeping.
  • Individual unit features such as availability of single and double occupancy units and the ability to bring in your own furnishings.
  • Social and recreational activities including organized activities and pets.
  • Food service such as menu variety and the ability to eat meals in your own unit.

Assisted Living

The ALFA suggests making several visits at various times of the day to each residence you are considering. Collect and carefully read all available information. Compare the results of your checklist evaluation with your current and projected needs. If you are looking for an assisted living residence for a loved one who is not able to visit the residence, try to address his or her needs and wishes.

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Housing Notes

To Rent or to Buy? With all the news about the virtues of achieving homeownership as part of the American dream, it remains important to ask yourself if renting is the best option. The answer may be "yes" for a large number of households. Not only does renting provide more flexibility, but in many cases renters do not have the income, up-front cash, or responsibility level to make an ownership situation work out over the long haul.

Urban LoftGrowing Popularity of Urban Lofts. From its beginnings in metropolitan areas such as New York City, the loft craze has swept America. Some of the most desirable housing for selected consumers is being built in the downtown areas of Denver and now Fort Collins. Residents are expected to shell out considerable dollars for the privilege of living close to city amenities. For a one bedroom, one bathroom loft in the below building in Fort Collins, the cost is $305,000.

Carbon Monoxide-The Silent Killer. Carbon monoxide is a particularly insidious toxin because it is odorless and colorless, thus lulling homeowners into thinking that there is nothing wrong with their house. CO is harmful because it will rapidly accumulate in the blood, depleting the ability of blood to carry oxygen. Fortunately, there are many detection devices that can be purchased at hardware stores that can adequately monitor the CO levels in your house. It is estimated that over 100 people were poisoned by CO during the recent wind storm in Seattle as a result of improper use of space heaters and generators.

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Keep Your Pipes From Freezing

According to the Fort Collins Coloradoan, here are ways to prevent frozen pipes in your home:

  • Install electrically heated tape or cable around pipes.
  • Insulate pipes that are exposed or in unheated areas such as a garage or under a mobile home.
  • Keep garage doors closed to keep water supply lines warm.
  • When below-freezing temperatures are expected, leave a faucet on with a slow trickle.

What to do if it is too late?

  • Call a plumber, especially if a frozen pipe breaks.
  • Shut off the water valve to the frozen pipe.
  • Keep the faucet of the frozen pipe open so water can flow through as it melts.
  • Carefully apply heat to frozen pipes using a hair dryer, or use electrically heated tape or cable.

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What To Do After A Winter Storm

According to the Red Cross (www.redcross.org) there are crucial steps to follow after a winter storm:

  • Continue listening to local radio or television stations or a NOAA Weather Radio for updated information and instructions. Access may be limited to some parts of the community, or roads may be blocked.
  • Help a neighbor who may require special assistance-infants, elderly people, and people with disabilities. Elderly people and people with disabilities may require additional assistance. People who care for them or who have large families may need additional assistance in emergency situations.
  • Avoid driving and other travel until conditions have improved. Roads may be blocked by snow or emergency vehicles.
  • Avoid overexertion. Heart attacks from shoveling heavy snow are a leading cause of deaths during winter.
  • Follow forecasts and be prepared when venturing outside. Major winter storms are often followed by even colder conditions.

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Winterization Checklist

The following checklist was provided by RE/Max Alliance:

  • Seal open areas around doors and windows.
  • Seal any holes or gaps in drywall.
  • Replace old windows with energy efficient windows.
  • Make sure your attic is properly insulated.
  • Check your furnace filter.
  • Check your thermostat; consider replacing with setback thermostat that will program the temperature of your home.
  • Check your heating vents and vacuum if necessary.
  • Have your fireplace inspected and cleaned.
  • Replace loose shingles on roof.
  • Trim trees near your home.
  • Prune shrubs and bushes.
  • Blowout outdoor irrigation.
  • Clean water and leaves out of gutters.
  • Retro-fit your vaulted ceiling insulation if necessary.

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Dealing With Ice Dams

An ice dam is a ridge of ice that forms at the edge of a roof and prevents melting snow (water) from draining off the roof. The water that backs up behind the dam can leak into a home and cause damage to walls, ceilings, insulation, and other areas.

Immediate action:

  • Remove snow from the roof. This eliminates one of the ingredients necessary for the formation of an ice dam. A "roof rake" and push broom can be used to remove snow, but may damage the roofing materials.
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  • In an emergency situation where water is flowing into the house structure, making channels through the ice dam allows the water behind the dam to drain off the roof. Hosing with tap water on a warm day will do this job. Work upward from the lower edge of the dam. The channel will become ineffective within days and is only a temporary solution to ice dam damage.

Long-term action:

  • Increase the ceiling/roof insulation to cut down on heat loss by conduction. An R-value of 38 should be used above the ceiling for new homes. In narrow spaces, use insulation products with high R-value (6-7) per inch.
  • Make the ceiling air tight so no warm air can flow from the house into the attic space.

Both of these actions will increase the snow load that your roof has to carry because it will no longer melt. Can your roof carry the additional load? If it is built to current codes, there should not be a structural problem.

Natural roof ventilation can help maintain uniform roof temperatures, but if the long-term actions described here are done effectively, then only small amounts of roof ventilation are needed to maintain uniform roof surface temperatures.

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Any comments, needs, ideas or suggestions can be sent to:

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Kenneth R. Tremblay, Jr.
Housing Specialist and Professor
Department of Design and Merchandising
155 Aylesworth
Colorado State University
Fort Collins, CO 80523
(970) 491-5575
Fax: (970) 491-4855
tremblay@cahs.colostate.edu