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29 Comments on HOME INSPECTIONS WITH RADON TESTS...
George,
You obviously didn't read the other posts including mine. The inspector is following the rules, period.
Kevin.. First let me say thank you. I'm glad to see someone reply to my post with helpful and accurate information, not fluff.
Mike.. Both you and Kevin (previous post) have been very helpful in educating me about radon testing. Thank you.
Margaret.. I think that would be a question that either Mike or Kevin can answer. The problem here is that the home that is being inspected does NOT have A/C, and it is going to be VERY HOT and humid the next few days. This is why there seems to be a problem with the time line for testing.
Kevin.. Thanks for commenting back on the validating the *average* reading period. I'm glad to hear it will NOT necessarily increase the levels.
Kevin.. Thank you for taking the time to comment the way you have on this post. I have found your information very useful.
James, Thanks for post the "2.3.2 Closed - Building Conditions". This is extremely helpful. I've copied this to Word and have printed it out.. for all in the office to see.
Cheryl..Yes, this is a good thing. We had to put in an extension to accommodate this test. I'm glad the sellers agreed to it.
Debi.. That is a good question whether this test is performed more in other areas. I think it would depend on whether there is rock and ledge in the area where the home is built. If it is this would be a good test to do. Maybe some of the home inspectors that commented on this blog (Kevin, James, and Mike) might wish to concur or elaborate.
George.. It looks like this inspector is correct from what I have read. I believe he *IS* following the proper procedure.
James.. Thank you for reading this blog, and reading everyone's comments. Can you and/or Mike and Kevin read Debi's comment and mine to her, to let me know if I am correct with the information I am relying to her. Thanks.
Regarding Debi's question about when and where to test. The recommendation is to always test for radon as part of a real estate transaction. Elevated radon levels have been found in all 50 states. The only way to know the radon level in a particular house is to test.
I hope this house is vacant; it's going to be tough for the owners to continue to live there if it's not.
Radon is heavier than air and usually concentrates in lowers spaces.
Everyone should look at www.epa.gov, the Envrironmental Protection Agency website. They have country wide maps that show high levels of Radon occurance accross the country. The inspector doing this test is striving for the worst case scenario, which would likely simulate winter conditions. What good would a "loose" test do - where the conditions are more open than they would be in the winter or normal conditions. Sure, open the windows and get a low reading and feel good about the results. What you don't know can hurt you.
Our county in Spokane, WA has a building code since 1991 where EVERY home built since then has to have a radon mitigation system installed. Do the math. Knowledge is a good thing.
Jim, Radon is not heavier than air. The reason for testing in the basement or lowest level is that is the area closest to the source.
George, As stated above the reason for closed building conditions is:
Closed-building conditions are necessary for short-term measurements in order to stabilize the radon and radon decay product concentrations and increase the reproducibility of the measurement.
Valerie, Geology is relative, but we can not know what is under the ground. Some parts of the country have higher incidences of radon than others. Here in CT there are towns that are also known for having higher occurence of radon.
If you feel it would be helpful, I would be happy to come to your office and give a short presentation on radon and proper testing techniques. I am an NRSB certified radon measurement technician and can give an accurate and informative presentation.
Jim... No this house is NOT vacant, which was causing a great concern for everyone. The sellers decided to take a vacation for 4 days so we can do the testing... I think this is extremely gracious of them.
James, thanks for the clarification, 72 hours seemed longer then I had heard of in the past, but it makes sense.
Just a comment to add....
I'm glad to see that the inspector is following protocols. However, as an add on to James' comment. Radon concentrations are known to fluctuate day to day, week to week, even hour to hour. That is why testers should use a true averaging device. If the inspector is using charcoal canisters the test may not be as accurate as it should be. The charcoal tests have a tendency to be skewed to the concentration present at the end of the test period. And that is if the shipping and handling to the lab is prompt. I recommend either a continuous monitor or the Eperm system. These are the most accurate and are proven to deliver true readings over any length of time.
Dave.. Thanks for bringing that up about the charcoal canisters.. That is all I have ever seen. Never knew there was an *averaging device".
Dave,
I only use continuous monitors, which are the only true averaging device. Eperms are similar to canisters in that a reading is taken from the device. No data is actually collected, read and then averaged as with monitors. Also monitors can detect testing condition tampering. This is why, in my opinion, they should be the only method of testing for a real estate transaction.