In this state, probably all of the country, the requirements have become more strict regarding the need for removal of old underground storage tanks. This has taken place over the past few years. Even five years ago, people would decommission them basically by draining the fuel and filling them with concrete. A year ago I spoke with a local fire marshall about this issue -- in this city and county the fire marshalls are in charge of this. He told me that the requirement today is simple: They must be removed, unless they are grandfathered in and were legally decommissioned under the old guidelines. About the only exception, which allows old fashioned decommissioning is if removing the tank would damage the home or something of significance, like a valuable tree. Special permits would have to be requested to waive the requirement. I also know that many banks will not close a loan till any underground storage tank is removed. Why? Well the issue is not the tank but possible pollution. One home I inspected, where a tank was found (gas not oil), was close to a creek and there had been a significant leak. The cleanup was $50,000. That was about one quarter of what the home was worth. That was extreme and usually they get the tank removed, and a clean bill of health, for under $1000.00. But there is always a risk that contamination is significant and a young couple, or anyone, buying a typically older home with such a tank could get a huge shock. One frustration, as an inspector, is we have to look for clues that such a tank exists but we, almost never, find concrete evidence. Some of the clues we are most likely to see are in the photos below. I have to call these things out, and suggest that the buyers have one of the two licensed fuel tank excavation and remediation companies come in and take a look. Those specialists are very good at figuring out if a tank is in the vicinity. An inspector who misses such obvious clues, as these shown here, could be in boiling oil if a tank is found later and the people have to remove it. If there is contamination, it could be worse still. So, as a realtor, look around a house for things like a vent pipe or, in a basement, look for small diameter copper tubing coming through the wall, usually a foot or so under outside grade. It is also common to find the small diameter copper tubing coiled up or the end crimped beside or over a new furnace. If you see these signs, you can at least begin preparing the client or even the seller for the eventuality that there might be an underground tank. That reduces the shock as the topic is at least discussed. Let's face it, on the older homes that were around natural gas, this was a very common way of heating. And these tanks are still in use today. I inspected a house with a new oil tank for the boiler just the other day. Part two of this blog.
Copper tubing, no longer used, over a gas furnace
Painted copper tubes coming out of a basement wall
A vent, with a fitting on top to keep water out
Thanks for coming by.
Steven L. Smith
Bellingham WA Home inspector
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