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Pay attention to green building code and new lead paint laws

Wednesday, May 4, 2011

As green building becomes a popular trend in housing, Iris Harrell and Ciro Giammona from Harrell Remodeling have been educating local REALTORS® about California's first-in-the-nation green building code (CalGreen), which became law on January 1, 2011, and the new lead paint laws, which went into effect April 22, 2010. REALTORS® can best serve their clients by being knowledgeable about the Green Building Standards Code and its requirements, the CEO and founder of the Mountain View based company tells members of the Silicon Valley Association of REALTORS®.

The Green Building Standards Code requires new construction of public and privately-constructed commercial and residential buildings to meet high green and energy-efficient standards, such as reduce water consumption, increase buildings' efficiencies and divert construction waste from landfills. Cities can elect to incorporate into their local building standards optional provisions "CALGreen Tier 1" and "CALGreen Tier 2," which include more stringent building practices and features. Giammona, who is president of the remodeling company, said it is important to check with your city requirements before undertaking any construction or remodeling project because the code is different for each town.

"Most of our local communities have adopted checklists to guide homeowners, designers and builders on what measures apply for their projects. While the CalGreen code has its own checklist, other checklists have been created by the organization Build It Green (Green Point Rated) and the US Green Building Council (LEED - Leadership in Energy and Environmental Design)," said Giammona.

Mandatory requirements include reducing indoor potable water use by at least 20 percent below current standards, which impact shower heads, plumbing fixtures, flow restrictions, moisture-sensing irrigation systems for larger landscape areas. Harrell told of one homeowner who had purchased plumbing fixtures overseas and later found out he could not use the fixtures because they did not meet the code.

Builders are required to recycle or salvage at least 50 percent of construction waste; use low or no Volatile Organic Compound (VOC)-emitting paint, stains or other finish materials and flooring systems; duct openings need to be covered; bath exhaust fans or Energy Star fans and humidistats are required; guard rails need to meet a 42-inch height requirement; Afc1 outlets are required in all additional rooms in the home, not just bedrooms; framing exceeding 19 percent moisture cannot be enclosed, which could cause delay in remodeling or construction.

The new lead paint laws were put into effect to safeguard children from lead exposure. Any remodeling or demolition in housing, childcare facilities or schools constructed in or before1978 must be done by a contractor who has U.S. Environmental Protection Agency- accredited training and certification as a renovator. In addition, contractors must provide the EPA's Renovate Right pamphlet to residents or facility operators before a remodeling or demolition begins.

Harrell says the new regulations are designed to minimize and contain dust. Contractors are required to perform a lead-safety test on the home and cover the workspace with thick layers of plastic. Harrell explains sanding and sawing releases lead, which is not only inhaled, but can also be absorbed in the skin.

The new green building code and lead paint laws will mean higher costs and longer waits for approval, says Harrell. "It may be tempting to take short cuts, but it will cost you in court," she warns.

Violations of the requirements could mean a fine of $37,500 per day. Harrell advises homeowners to pay attention to the green code in their town and observe the federal lead paint law requirements.


The Silicon Valley Association of REALTORS® (SILVAR) is a professional trade organization representing over 4,000 REALTORS® and Affiliate members engaged in the real estate business on the Peninsula and in the South Bay. SILVAR promotes the highest ethical standards of real estate practice, serves as an advocate for homeownership and homeowners, and represents the interests of property owners in Silicon Valley.

The term "REALTOR®" is a registered collective membership mark which identifies a real estate professional who is a member of the National Association of REALTORS® and who subscribes to its strict Code of Ethics.

Variations of this article have appeared in local area newspapers.

For further information, please contact Rose Meily at SILVAR Public Affairs, email , or phone (408) 200-0109.

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