Over the years I have had the pleasure of selling homes in what many buyers have described as unfavorable locations. Homes that front or back up to busy roads (typically highways 85 or 280), homes that back up to train tracks (along the Cupertino foothills and Central Expressway) and homes that are near high voltage transmission lines. One of the more difficult locations has been homes that run along Highway 85 between El Camino Real in Mountain View and Highway 280 near the Los Altos/Sunnyvale border. The problem hasn’t been the Highway noise (although that doesn’t help), its been the high voltage transmission lines that run parallel to highway 85 and the creek.
Along this corridor, buyers who might be adverse to highway noise, check the noise level simply by standing outside the home and listening to the traffic at various times of the day. Noise is easily measurable, just open your ears. If one is walking through an open house and hear “soft music” playing throughout the home, guess what? There is traffic noise and the market value of the home is likely adversely affected by this noise. For agents and their sellers, this is a poor attempt to drown out the noise and it could be argued (in a court of law) that the seller is trying to hide a material defect about the home.
FYI: highway 85 is usually loudest between 4:00 p.m. and 7:00 p.m. In the afternoon, Highway 85 traffic noise tends to travel south, from the bay towards Los Gatos.
What is harder to measure is the effect, if any, the high voltage transmission lines have on a buyer’s purchasing decision. I am most familiar with a two mile stretch of high voltage transmission lines that run parallel to highway 85 between highway 280 (to the south) and the El Camino Real exit in Mountain View (to the north). On the south side of highway 85, these transmission lines effect the desirability of homes in the Cherry Chase neighborhood. To the north side of highway 85, these transmission lines effect the value of the homes in south Los Altos along Fallenleaf Lane as well as the Belleville/Bedford neighborhood of Sunnyvale. Below is a map showing the approximate location of the high voltage transmission lines along highway 85. The blue line is the approximate location of these transmission lines.
There can be some advantages to properties that have transmission lines overhead. The most obvious is that these properties typically have larger lots. For example, if the average lot size in the tract is 6500 sf, the lot sizes with transmission lines are typically 9,000sf -10,000sf. However, one should note that one can’t build habitable structures or swimming pools under or within the setback of the transmission line’s footprint.
The biggest disadvantage of owning a home near these high voltage transmission lines is the “fear factor” associated with Electric and Magnetic Fields (EMF’s). EMF’s are invisible fields of force created by electric voltage (electric fields) and by electric current (magnetic fields). Wherever there is a flow of electricity, both electric and magnetic fields are present. Similar to mold exposure, there aren’t any standard guidelines that a consumer can use to understand the long term health effects of exposure to EMF’s.
There are several websites that discuss EMF’s. The National Institute of Environmental Health Sciences (NIEHS) discusses EMF’s in good detail. There is a link to the best source that I have found on the subject. This 64 page booklet that has some great, although somewhat dated (2002), information on the subject. P G & E has a good discussion about EMF’s. According to P G & E’s website:
“The California Public Utilities Commission and the California Department of Health Services have not concluded that exposure to magnetic fields from utility electric facilities is a health hazard. Pacific Gas and Electric Company, like other utilities, relies on information from the federal and state health agencies which conduct EMF research and monitor this issue to help evaluate potential risks.”
The website gives further information about several studies conducted on the subject. Its interesting. The discussions presented appear to me to be similar to the ones athlete’s have made in regards to performance enhancing drugs….”I have never tested positive for steroids.” Unfortunately, the athletes don’t claim that they didn’t take steroids, rather the tests didn’t conclusively detect steroids. Being somewhat idealistic, I wish the EMF studies would have a definite measurable conclusion. That way, consumers can make a decision based on facts and not conjecture. So what’s a seller to do when they are attempting to sell their home near a high voltage transmission line?
- Disclose that the home is near or under a high voltage transmission line
- Suggest that the buyer research the issue and contact professionals knowledgeable in the field (pun intended – field…force field…electric field…get it!)
- Possibly have an EMF study conducted on the property and include it in any disclosure information about the property.
- Never make statements about the property that could lead a buyer to conclude that the transmission lines are safe. As a seller, you’re not a EMF specialist. Don’t increase your liability by thinking that since you haven’t had any problems that the new buyer won’t.
- Hire a Realtor familiar with EMF’s
15 responses so far ↓
1 Truth // Mar 25, 2008 at 9:22 pm
I think what the department of health has to say is more relevent than what PG&E says.
The California Health Department final report on power frequency EMF was published in October 13, 2002. This 7-year, $9 million study concludes EMFs can cause some degree of increased risk of childhood leukemia, adult brain cancer, Lou Gehrig’s Disease, and miscarriage. The Evaluation further concludes that magnetic fields may cause suicide and adult leukemia.
The State of Connecticut passed by overwhelming margins in early May 2004 a law that requires power lines to be buried if they pass near residences, schools, hospitals and other sensitive facilities.
A major June 2005 British study concludes there is a statistical link between EMF from power lines and childhood leukemia even at distances up to 200 meters.
2 C J Hogewoning // Sep 1, 2008 at 4:41 pm
Hello ! Thank you for your article on EMF’s and High Voltage Transmission Lines. A friend of my, in real estate sales, is listing his property that has HVTL passing overhead; says they have 10-12 calls per week but when the potential buyers discover the property has HVTL abruptly they are no longer interested. My website is for a Company in Carlsbad, CA (near San Diego) that addresses the ElectroPolution Health Issues and Offers scientific based products that protect us against EMF’s, RF, etc.
Check us out & continued success in your real estate sales. Respectfully, CJ Hogewoning
3 khalid // Nov 27, 2008 at 12:56 pm
I would ask you a bour high voltage transmission line concept
4 The real TRUTH // Jun 5, 2009 at 7:28 pm
Truth? NOT! The most recent research, including pooled epidemilogical studies, conclude that there is limited evidence of a correlation between childhood cancer and proximity to electric transmission lines. (Visit the National Cancer Institute website for a summary of the most recent research.) And they conclude that there is even less evidence of correlation between adult illnesses and exposure to high levels of EMF.
All of the studies finding any increased risk resulting from EMF exposure found that increased risk resulted from extended exposure at levels of 3 or 4 milligauss or higher. Most homes that are located beyond 150 feet from a transmission experience a lower level of EMF exposure than 3 milligauss. In fact, the level of EMF exposure in the front yard of home that is 150 feet or more from a transmission line is less than the level inside the home in a room with lights on.
Simple TRUTH is that sitting in a well lit living room can submit an individual to higher levels of EMF exposure than standing in the front yard that is 150 feet from a transmission line.
And the risk of a child experiencing a serious or fatal injury is many times greater than sitting as a passenger in automobile driven by their parents on busy urban thoroughfare.
That’s the TRUTH.
5 Cindy Sage, MA, Co-Editor, BioInitiative Report // Jun 6, 2009 at 6:07 am
Transmission lines produce EMF impact zones that can range from a few hundred feet to over a thousand feet (for 500 kV lines) on both sides of the ROW. Health risks from EMF can be reviewed in Chapter 1 of the BioInitiative Report (www.bioinitiative.org). This Report is a compendium of the published science (more than 2000 studies) and a public health assessment of risks.
6 Viviane // Jun 16, 2009 at 9:56 am
To: The “real” Truth
150 feet from a High Voltage transmission line is not, in fact, a “safe” distance nor does it show a considerable drop in the mG reading at the front door of a persons home. The number you may be referring to is 150 metres away from High Voltage transmission lines, since highly elevated levels are foud 50 metres, 100 metres and 150 metres away in decreasing strength. That translates into 450 ft (roughly).
Cindy Sage’s comment above is very useful as the Bioinitiative Report’s first chapter illuminates the issues surrounding EMF. Another good source of information is that produced by the Bonneville Power Administration in 1996- while dated it covered an enormous amount of information and is well worth looking at.
Children can be in fatal car accidents, or stung by bees, or cut a finger off in a lawn mower. that is why we try to protect them from these by teaching safety rules, locking the shed, using seatbelts. EMF is invisible, penetrates walls, and can be making your child sick without a cure and without knowing what is hurting them. That is why safety measures need to be put into place.
7 Srini // Jun 30, 2009 at 1:28 pm
http://www.transpower.co.nz/f63,57681/57681_EMF_Fact_Sheet_3_-_2009.pdf
The above link provides some guide on
measured field strength of electric and
magnetic fields as the distance increases.
8 Adhya // Oct 4, 2009 at 9:48 am
Hi
I wanted to ask this question of Cindy Sage — I know there is a lot of controversy around safe exposure to EMF but as a general rule of thumb what distance away from the high voltage transmission power lines can be considered safe? I have young children and am thinking of buying in the area. Also the powerlines that run along 280 – are they also high high voltage power lines?
Thanks so much
(a worried mother)
9 anonymous // Jan 7, 2010 at 11:13 am
Posting anonymously for obvious reasons. Viviane’s response is typical of ignorant parents and adults in the United States. Like many other studies there is a weak correlation between electromagnetic frequencies and high power transmissions lines. There are a few things you should remember about such ignorant fears:
1. In case you don’t remember from your high school statistics class correlation does not equal causation.
2. Your house is filled with electromagnetic fields. Electricity creates a magnetic field that passes right though the rubber insulation on every wire. Don’t believe me? Take some iron filing and dump it over a wire and watch the Gauss fields appear.
3. Go outside and look at that bright shining orb in the sky. Do you realize what type of radiation is being dumped on us DAILY from the sun? The amount of radiation (yes visible light is radiation) is enough to give you cancer. The amount of radiation that is outputted from the Sun is many times over more powerful than the radiation emitted from your cell phone or high power transmission lines. Again the sun’s emitted radiation bleeds into nearly known band of radiation.
So in closing, the next time you make needless decisions based on information vetted to you from fear based media sources contact a doctor or another expert from your local University. And no your best friend’s-sister – mother who knows someone who felt crappy and moved away from power lines who now feels better does not count.
10 Imnoexpertbut, // Jan 27, 2010 at 7:15 am
To those of you who disagree with the FACT that powerlines cause health concerns, you need to do your research a little better next time. Do oyu live near HV powerlines? I hope you do! Then again, maybe that is why your brain does not work? You claim there is no direct evidence, but show no research the proves otherwise.
Also to Truth, I think it is quite funny you wrote, “MOST homes.” Ha! So you sya that some do?
11 TruthHurts // Jan 27, 2010 at 7:29 pm
I loved the “truth” guy claiming a California study shows a correlation between EMF and SUICIDE!
Hahahaha! That totally discredits the entire sutdy and “Truth” himself. What a riot.
There’s another $9 million down the CA budget toilet. God, what a bunch of idiots Californians are. The rest of the country laughs at you.
12 rc planes // Feb 27, 2010 at 2:17 am
great site
i wanted to know what the exact output of KV or voltage is on your regular high voltage transmission lines that run across all homes?
i have read different voltages and was wondering what the general voltage is. thanks
13 Rhonda // Mar 6, 2010 at 3:07 pm
We are just being approached by AltaLink to have trasmission lines built on our property in Alberta, Canada. I am quickly trying to get legitimate concerns for our consultation with them. Bottom line again for the land owner, it is a ugly position to be in. Do we have any rights at all???
14 Summary of Today’s Cupertino/Sunnyvale Real Estate Broker Tour // Mar 11, 2010 at 7:48 pm
[...] large high voltage transmission tower in the backyard and one next door. I wrote a post about high voltage transmission lines and their affect on real estate prices that might be useful to any potential buyer of this [...]
15 Karim // Aug 19, 2010 at 9:12 pm
well we have the same problem here in egypt , i bought a villa on the red sea and its 100 meter (300 feet) from a high voltage power line. i think the best way to solve this debate is to buy an EMF Meter and measure the emf strength in that place.if i found it to be high then i will switch to another villa in a new phase.
the link for the intersted is http://www.amazon.com/Electro-Magnetic-Field-Sper-Scientific/dp/B001EU9PQ0/ref=wl_it_dp_o?ie=UTF8&coliid=I3DAR4XM4U9DKF&colid=3085QP7X1ZCF2
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