Radon Testing And Remediation

A Continuous Radon Monitoring Device

A Continuous Radon Monitoring Device

Radon is a radioactive gas that is released into the air via the natural decaying of uranium in soil and rock.. It can be found in homes new and old in every state across the country. It moves through the ground and into your home through hollow block walls, cracks and other holes in a foundation, and openings around floor drains, pipes, and sump pump pits.

You can not smell, see or taste radon. It is estimated that 1 out of 15 homes across the country have elevated radon levels, and in Pennsylvania it is estimated that 40% of the Commonwealth’s homes have radon levels that exceed EPA guidelines. After smoking, radon is the second leading cause of lung cancer, and the EPA estimates that radon causes approximately 21,000 deaths in the United States annually.

As a home buyer you can elect to conduct an Radon test as part of your home inspection. You must select a certified radon tester to place a radon monitor in the lowest level of the home. A radon measurement device, such as the one pictured above, samples the air on a regular interval during the testing period which is a minimum of 48 hours.

How Can Radon Be Detected?

There are two types of radon tests:

- Short-Term Test:

These tests are placed for two to seven days and provide a quick screening result. “Closed house conditions” must be maintained during these tests, which include the following requirements:

– Exterior windows and doors are kept shut, except for normal entrance and exit

– Fans and blowers which move air from the outside of the house to the inside, or exhaust inside air to the outside must be turned off

– Whole house fans must be off

– Air conditioners must be put on “recycle” or “max.-cool,” but not on the “fresh air” setting

The house can be occupied during testing, provided the “closed house” conditions described above are maintained

- Long-Term Test:

These tests are placed from three to 12 months and provide a long-term average of the home’s radon level. Closed house conditions are not required for these tests.

Testing devices come in two categories passive and active. A passive monitor is includes devices such as a charcoal canister or alpha track detector, while an active device consists of a continuous monitor.

The cost of a test is about $20 to $30 for a do-it-yourself test, and about $90 to $120 for a certified tester to test the home.

Regardless of the testing length or method, the tests are seeking to determine if the level of radon exceeds the EPA guidelines of 4 pCi/L. In technical terms pCi/L refers to a measurement of picocuries per liter of air.

For a point of reference the average indoor radon level in a home is estimated to be about 1.3 pCi/L, with outdoor levels measuring roughly 0.4 pCi/L.

How Can Radon Levels Be Reduced In A Home?

Radon levels can be reduced to an acceptable level by installing a radon mitigation system. The most common type of system uses an arrangement of plastic pipes and a fan(s) to vent the radon gas to the outside air, as shown in the picture below. Mitigation takes the form of what is know as “sub-slab depressurization”. The typical cost of a radon mitigation system ranges from $700 to $1,200.

Fan Component Of A Radon Mitigation System

Fan Component Of A Radon Mitigation System

As a buyer a radon test is part of your due diligence when determining whether or not to purchase a given home. From a seller’s perspective you can almost be certain that a buyer will perform a radon test as part of their home inspection, and if the readings indicate the level is in excess of the EPA guidelines you in all likelihood will need to install a radon mitigation system.

Wallingford PA Real Estate -Wallingford, PA 19086

Swarthmore Real Estate – 1st Quarter 2015

Swarthmore Real Estate - Swarthmore PA - Quarterly Report

The 1st quarter of 2015 in Swarthmore saw a total of 12 homes sold which is 1 better then last year’s total. The average sales price saw an increase to $443,700 from last year where it stood at $320,036, representing a robust 35.5% increase. A total of $5,204,400 of real estate changed hands during the quarter, up from $3,520,400 last year.

On average it took a longer time to sell during this 1st quarter than it did last year – at 67 days it marks slightly more than a doubling of the of Days On Market over last year.

January had 3 sales, February 4 sales, and March recorded 5 sales. The highest priced home sold in the 1st quarter was 9 Ogden Avenue that sold in March for $965,000.

The sale of 12 S Swarthmore  Avenue at $490,000 is notable in that it marks the highest price for a twin home sold in the last 10 years in the Borough, the previous high was a twin on College Avenue that sold in March 2010 for $429,000.

SWARTHMORE – 1ST QUARTER 2014 VS 1ST QUARTER 2015
SALES AVERAGE DOM* % ORIG LIST % LAST LIST
2014 11 $320,036 33 97.75% 98.46%
2015 12 $433,700 67 94.14% 97.53%
9.0% 35.5% 103.0% -3.61% -0.93%

1ST QUARTER 2015 – SALES BY PRICE RANGE

PRICE RANGE SALES
$100,000 To $200,000 2
$300,000 To $400,000 4
$400,000 To $500,000 3
$500,000 To $600,000 1
$600,000 To $700,000 1
$800,000 To $900,000 1
TOTAL 12
Single Family Homes Sold – 1st Quarter 2015 – 9 Listings
AVERAGE MEDIAN LOW HIGH DOM*
$496,600 $400,000 $315,000 $965,000 52
Condominiums Sold – 1st Quarter 2015 – 2 Listings
AVERAGE MEDIAN LOW HIGH DOM*
$122,500 $122,500 $108,000 $137,000 90
Twins Homes Sold – 1st Quarter 2015 – 1 Listing
AVERAGE MEDIAN LOW HIGH DOM*
$490,000 $490,000 $490,000 $490,000 160

*DOM = Days On Market

Swarthmore Real Estate – Swarthmore, PA 19081

Swarthmore Real Estate – April 6, 2015 To April 12, 2015

Swarthmore Real Estate - Swarthmore PA - Real Estate Market  Update

A weekly review of recently sold homes in Swarthmore PA and current market statistics.

There are 26 homes listed for sale in Swarthmore on April 15, 2015. There is 1 settlement scheduled for this week.

The market has taken a noticeable pause. Only 2 Swarthmore homes have gone under contract in the past month, and there are just 3 homes, all Strath Haven condos, that are scheduled to settled in the upcoming weeks, with nothing booked to settle in June which traditionally is the most active month for closings for the year.

Swarthmore Market Snapshot – 26 Listings
AVERAGE MEDIAN LOW HIGH DOM*
$380,085 $412,400 $89,900 $675,000 120
Single/Twin Market Snapshot – 19 Listings
AVERAGE MEDIAN LOW HIGH DOM*
$472,847 $469,900 $287,500 $675,000 102
Condo/Townhouse Market Snapshot – 7 Listings
AVERAGE MEDIAN LOW HIGH DOM*
$128,300 $105,000 $89,900 $215,000 168

*DOM = Days On Market

No Swarthmore homes went under contract

5 new listing came onto the market

No listings expired

No listings were withdrawn from the market

3 homes are Under Contract at this time

Swarthmore home sold last week

Swarthmore Homes Sold April 6, 2015 To April 12, 2015
ADDRESS BED BATH PRICE SETTLED DOM
128 Yale Avenue 4 2.1 $515,000 04/07/15 13
Average $515,000 13

128 Yale Avenue sold with a $2,500 Seller Assist

Swarthmore, PA 19081 Real Estate Update

Wallingford PA Real Estate – April 6, 2015 To April 12, 2015

Wallingford PA Real Estate - Wallingford - Wallingford Market Review

A weekly review of recently sold homes in Wallingford PA and current market statistics.

There are 93 homes listed for sale in Wallingford PA and Nether Providence Township on April 14, 2015. There is 1 settlement scheduled for this week.

At the end of the 4th quarter of last year the median price of an existing single-family home rose from a year earlier in 86% of the 175 metropolitan areas measured, according to The National Association Of Realtors (NAR). Twenty-four areas had price gains of 10% or more, up from 16 regions in the third quarter. Prices declined in 24 areas.

Wallingford Market Snapshot – 91 Listings
AVERAGE MEDIAN LOW HIGH DOM*
$326,875 $299,000 $89,900 $839,000 112
Single/Twin Market Snapshot – 69 Listings
AVERAGE MEDIAN LOW HIGH DOM*
$379,633 $363,500 $130,000 $839,000 103
Townhouse/Condo Market Snapshot – 22 Listings
AVERAGE MEDIAN LOW HIGH DOM*
$161,404 $124,900 $89,900 $389,900 142

*DOM = Days On Market

5 Wallingford PA homes went under contract

8 new listings came onto the market

1 listing expired

1 listing was withdrawn from the market

38 homes are Under Contract at this time

Wallingford PA homes sold last week

Wallingford Homes Sold April 6, 2015 To April 12, 2015
ADDRESS BED BATH PRICE SETTLED DOM*
613 Morris Lane 3 2.1 $265,000 04/06/15 29
3 Morgan Lane 4 2.1 $474,000 04/08/15 69
209 Beatty Road 5 3.1 $410,000 04/09/15 211
405 Saybrook Lane 2 2.1 $195,000 04/10/15 273
AVERAGE $336,000 146

Two homes sold with a  Seller Assist:

- 3 Morgan Lane – $2,000

- 405 Saybrook Lane – $10,000

Wallingford PA Real Estate – Wallingford, PA 19086

SEPTA Begins R3 Bridge Replacement Project In Wallingford

Wallingford PA Real Estate - wallingford PA - SEPTA R3 Bridge Replacement

Access Road Being Built Off Rodgers Lane In Wallingford

The project to replace the 120 year old SEPTA regional rail bridge spanning Crum Creek in Nether Providence Township has started with the construction of an access road off Rodgers Lane. The current steel viaduct which connects the Nether Providence and Swarthmore legs of the Media-Elwyn line was built in built in 1895 and has been deemed to be beyond it’s useful life.

The $89.9 million replacement project’s 1st phase which will last until Spring 2016 involves the building of temporary access roads and new concrete footings, piers and abutments for the span. Rail service across the bridge will not be interrupted during this period.

During stage 2 of work, in the summer of 2016, new girders, the deck and catenary towers and new tracks will be installed. No service will be available on that section of the line for a 10-week period, with bus service provided between Nether Providence and Swarthmore instead.

The third and final stage, from the fall of 2016 through the spring of 2017, will entail the removal of the existing bridge and towers, as well as access roads, followed by site restoration and landscaping.

Wallingford PA Real Estate – Wallingford, PA 19086

Wallingford PA Real Estate – 1st Quarter 2015

Wallingford PA Real Estate - Wallingford PA - Quarterly Review

The 1st quarter of 2015 in Wallingford PA saw a total of 31 homes sold coming in 8 short of last year’s total of 39 representing a 20.5% decrease in units. The average sales price saw an increase to $267,675 from last year where it stood at $240,010, representing a 11.5% increase.

On average it took less time to sell during the months of January, February, and March, 18 days fewer then last year when Days On Market averaged 97 which represents a 15.6% decrease.

January and February each recorded 11 sales and 9 homes sold in March. The highest priced home sold in the 1st quarter was 605 Twyckenham Road that sold in March for $605,000.

WALLINGFORD – 1ST QUARTER 2014 VS 1ST QUARTER 2015
SALES AVERAGE DOM* % ORIG LIST % LAST LIST
2014 39 $240,010 115 89.02% 92.88%
2015 31 $267,675 97 89.28% 96.14%
-20.5% 11.5% -15.6% 0.26% 3.26%

 1ST QUARTER 2015 – SALES BY PRICE RANGE

PRICE RANGE SALES
0 To $100,000 5
$100,000 To $200,000 6
$200,000 To $300,000 7
$300,000 To $400,000 8
$400,000 To $500,000 3
$500,000 To $600,000 1
$600,000 To $700,000 1
TOTAL 31
Single Family Homes Sold – 1st Quarter 2015 – 25 Listings
AVERAGE MEDIAN LOW HIGH DOM*
$304,195 $312,000 $77,299 $605,000 104
Twin Homes Sold – 1st Quarter 2015 – 3 Listings
AVERAGE MEDIAN LOW HIGH DOM*
$63,667 $46,500 $46,500 $98,000 37
Townhouses Sold – 1st Quarter 2015 – 2 Listings
AVERAGE MEDIAN LOW HIGH DOM*
$204,275 $204,275 $189,500 $219,050 86
Condominiums Sold – 1st Quarter 2015 -1 Listing
AVERAGE MEDIAN LOW HIGH DOM*
$93,500 $93,500 $93,500 $93,500 100

*DOM = Days On Market

Wallingford PA Real Estate – Wallingford, PA 19086

Open House – 410 Park Avenue – Swarthmore PA – April 12 From 1 To 3

410 Park Avenue - Swarthmore PA

410 Park Avenue – Swarthmore PA

410 Park Avenue – Swarthmore, PA 19081

Open House – Sunday April 12, 2015 From 1 To 3

As you enter the center hall a grand staircase welcomes you to this absolutely charming home built in the 1920’s… Large windows make it bright and cheery. The huge living room has a fireplace with a wood burning insert which keeps it toasty inside during these cold days.

Living Room With Wood Burning Fireplace

Living Room With Wood Burning Fireplace

The kitchen boasts cherry cabinets and granite counter tops with an entrance to a tranquil screened porch

Updated Kitchen

Updated Kitchen

A dining room that has plenty of room for entertaining your guests.

Dining Room

Dining Room

410 Park also has a bonus room on the second floor for an office or a nursery and a detached 2 car garage.

Wallingford PA Real Estate – Wallingford, PA 19086

Swarthmore Real Estate – March 30, 2015 To April 5, 2015

Swarthmore Real Estate - Swarthmore PA - Real Estate Market  Update

A weekly review of recently sold homes in Swarthmore PA and current market statistics.

There are 24 homes listed for sale in Swarthmore on April 8, 2015. There are no settlements scheduled for this week.

Last year at this time there were 16 listings on the market locally n Swarthmore, with an average asking price of $431,869. Today the market picture is quite different – 24 listings with an average asking price of $358,388.

Swarthmore Market Snapshot – 24 Listings
AVERAGE MEDIAN LOW HIGH DOM*
$358,388 $392,450 $89,900 $675,000 125
Single/Twin Market Snapshot – 16 Listings
AVERAGE MEDIAN LOW HIGH DOM*
$474,263 $462,250 $287,500 $675,000 113
Condo/Townhouse Market Snapshot – 8 Listings
AVERAGE MEDIAN LOW HIGH DOM*
$126,638 $110,000 $89,900 $215,000 149

*DOM = Days On Market

1 Swarthmore home went under contract

1 new listings came onto the market

No listings expired

No listings were withdrawn from the market

4 homes are Under Contract at this time

Swarthmore homes sold last week

Swarthmore Homes Sold March 30, 2015 To April 5, 2015
ADDRESS BED BATH PRICE SETTLED DOM
407 Vassar Avenue 3  1.1  $400,000 03/30/15 19
327 Park Avenue 6 3.2 $575,000 04/01/15 2
Average $487,500 11

Swarthmore, PA 19081 Real Estate Update

203(K) Loans – When Your Dream House Needs Some TLC

homeimprovementThe Federal Housing Administration (FHA), which is part of the Department of Housing and Urban Development (HUD), administers various single family mortgage insurance programs. The Section 203(K) program is the Department’s primary program for the rehabilitation and repair of single family properties. As such, it is an important tool for community and neighborhood revitalization and for expanding homeownership opportunities.

Most mortgage financing plans provide only permanent financing. That is, the lender will not usually close the loan and release the mortgage proceeds unless the condition and value of the property provide adequate loan security. When rehabilitation is involved, this means that a lender typically requires the improvements to be finished before a mortgage is issued.

When a home buyer wants to purchase a house in need of repair or modernization, the home buyer usually has to obtain financing first to purchase the dwelling, additional financing to do the rehabilitation work, and a permanent mortgage when the work is completed to pay off the interim loans. Often the interim financing involves relatively high interest rates and short amortization periods. The Section 203(K) program was designed to address this situation. The borrower can get just one mortgage loan to finance both the acquisition and the rehabilitation of the property.

Cost estimates for the proposed work must include labor and materials sufficient to complete the work by a contractor. Home buyers doing their own work cannot eliminate the cost estimate for labor, because if they cannot complete the work there must be sufficient money in the escrow account to get a subcontractor to do the work. HUD also stipulates that certain basic energy coservation and saftey improvements are included in the rehab process.

At settlement, the proceeds designated for the rehabilitation or improvement are to be placed in an interest bearing escrow account. Each phase of the improvements is funded via a “draw” from this account. An inspection of the work is performed by a HUD inspector who must sign off on the scope and quality of the work before the next phase can begin.

203(K) loans do involve quite a lot of paperwork, and you need to work with both a lender and contractor who have experience with the program.

Wallingford PA Real Estate – Wallingford, PA 19086

Wallingford PA Real Estate – March 30, 2015 To April 5, 2015

Wallingford PA Real Estate - Wallingford - Wallingford Market Review

A weekly review of recently sold homes in Wallingford PA and current market statistics.

There are 93 homes listed for sale in Wallingford PA and Nether Providence Township on April 7, 2015. There are 3 settlements scheduled for this week.

Inventory level this first week of April stands at 93 homes which is 11 more than this same time last year. The higher number of homes on the market could also be the reason that the average listing price this week is 2.8% lower when compared to this week last year.

Wallingford Market Snapshot – 93 Listings
AVERAGE MEDIAN LOW HIGH DOM*
$314,451 $270,000 $89,900 $839,000 117
Single/Twin Market Snapshot – 67 Listings
AVERAGE MEDIAN LOW HIGH DOM*
$372,028 $339,900 $130,000 $839,000 111
Townhouse/Condo Market Snapshot – 26 Listings
AVERAGE MEDIAN LOW HIGH DOM*
$161,250 $126,950 $89,900 $389,900 136

*DOM = Days On Market

Wallingford PA homes went under contract

7 new listings came onto the market

No listings expired

No listings were withdrawn from the market

41 homes are Under Contract at this time

Wallingford PA home sold last week

Wallingford Homes Sold March 30, 2015 To April 5, 2015
ADDRESS BED BATH PRICE SETTLED DOM*
959 Putnam Blvd  3  2.1 $189,500  03/31/15  25

959 Putnam Blvd sold with a $5,000 Seller Assist:

Wallingford PA Real Estate – Wallingford, PA 19086