Electrical Power Lines [Due Diligence]

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by Osman Parvez
Should you worry about unsightly power lines?     YES.

As my clients will confirm, I strongly encourage complete and thorough due diligence.  Unlike other agents, I even provide a due diligence checklist.    I want my clients to buy a house they love for the long term and providing good advice matters.

DODGING A BULLET
This past summer, I helped a young couple with a high sensitivity to environmental issues.   Like most of my buyers, Rose and Greg were also looking for a house that fit their needs,  was a smart long term investment, and that they could comfortably afford.   Because of allergies and other health concerns, they also wanted their home to be as environmentally friendly as possible. .    

Great back yard, but what's that in the distance?

The first house we targeted was on the western side of Lafayette, within a 15 minute walk of downtown Louisville.   The house was perfect in a lot of ways; with a great layout, nice indoor/outdoor transition, and well maintained.    It also featured eye catching and protected views to the mountains.

At a distance in that pretty view were large towers holding electrical power lines (red circle).   We'd later learn from Xcel that these were high voltage transmission lines carrying a large and often variable current.  

Although we noticed the power lines before we wrote the offer,  we couldn't risk several days of due diligence without a legal right to purchase the property.  The lines looked pretty far away so we assumed they were safe.  Rose and Greg said they wanted the house, so I negotiated a good deal and we put it under contract.  Thus began an intense education on the danger posed by these lines, the course of which included hours of research, discussions with Xcel, and a conversation with a specialist who measures Electromagnetic Fields (EMF).

Power Company Propaganda

We initially thought the lines were 800 ft to 1,000 ft from the house but a quick measurement on Google Maps showed the lines were about 500 ft away.   Xcel told us the line carried 115Kv.  

What does the scientific community say?

Wikipedia:  The preponderance of evidence suggests that the low-power, low-frequency, electromagnetic radiation associated with household current does not constitute a short or long term health hazard, and whilst some biophysical mechanisms for the promotion of cancer have been proposed (such as the electric fields around power lines attracting aerosol pollutants, none have been substantiated. Nevertheless, some research has reported correlation with a number of adverse health effects, although controversy can include whether observed correlation implies causation. These include, but are not limited to, childhood leukemia, adult leukemia, neurodegenerative diseases (such as amyotrophic lateral sclerosis), miscarriage, and clinical depression. 

We kept digging.   Sure enough,  one study showed a positive correlation at this distance (~500ft) with an increased risk of a rare form of childhood Leukemia.    Other studies suggest otherwise.    The picture is not clear.

With a toddler in the house, Rose and Greg was rightfully concerned.   Although the EMF from these power lines at ~500 ft would likely be small (her fridge would probably generate more), I supported their decision to terminate the deal.     Here's why.

Lovely view, don't you think?

WHAT A VIEW!
Transmission lines not just visual blight, they are a permanent reminder of an environmental risk. Even if you don't care about or are willing to take the health risk, you should care about the impact to resale.

Take 466 Orchard Ct for example.   This well priced house in Louisville should fly off the market.   It's well maintained, has a good layout, and in a very active market.    Heck, it's even on a quiet cul-de-sac!   What's the problem?   Take a look at my photo on the right and you'll know why it's been listed for 240 days (and counting).

The exact same house in a different location in Louisville, even one with more traffic, would have sold a long time ago.    This one is so impacted by the power lines that the seller leaves our power company fact sheets (propaganda).

FACT:  Homes beneath looming, overhead transmission lines take far longer to sell and they sell at a far lower price.  Just ask the residents of Grape Street in Boulder.   Homes that are west of Broadway sell at a premium, except for Grape Street.    

The exception is when transmission lines are at a reasonable distance from the house or there is an offsetting feature.   These homes are a toss-up.     363 Troon Ct is an example.    It's a spectacular house with a great layout and 180 degree views but in a corner of that view are the power lines.    Those houses are a tough call.

Multiple Sources of EMF (credit: Sharon Williams)

STUFF YOU SHOULD KNOW
1.  If your agent dismisses your concerns with EMF (or anything else for that matter), find a better agent.    Personally, I'm not convinced that EMF poses a huge risk because the studies are mixed.  However,  I do worry about the future resale impact.   And if my buyer is concerned about anything, I'm always concerned.

2.  Xcel will loan you a meter to measure EMF in/around your home.   They will also discuss the power lines in question so you know the typical use.     You can also hire a consultant (based in Boulder) who will do a survey of EMF in the home for you.   He quoted us a fee of $225.  

3.   There is a huge difference between high voltage/high current transmission and low voltage/low current distribution lines.   Most of the neighborhoods in Boulder have low voltage, distribution lines running to the house.

4.  There are a lot of sources for EMF, including your computer and your mobile phone.   Appliances are often the largest source of EMF inside the home.   Don't put your bed against a wall adjacent to a refrigerator in the next room.  

Happy Ending
Rose and Greg eventually bought a beautiful house in Louisville this summer.    The home they chose is a little smaller but located in a quiet cul-de-sac.   It's also in a better school district, in a more active/healthy market,  and far away from any transmission lines.  
---Note: Our goal is to provide exceptional service to our clients. The ideas and strategies in this blog post are the opinion of the writer at the time of publication. Silver Fern Homes recommends careful and complete due diligence before buying or selling real estate or other investments. Consult with your professional advisers before making financial decisions. This article is not intended as legal, tax, or investment advice. Silver Fern Homes will not be held liable for investment choices derived from this article.