For this essay I am referencing the article “Radon Gas (consumer-targeted)”
Radon tests are an extremely important part of buying a home, new or old. It is recommended that radon minimizing construction features be installed in older homes, and included when building new homes as well.
Radon is one of the leading causes of lung cancer, and can contribute to other forms as well. You ALWAYS want to have a building tested for radon when buying. It is also a good idea to test more frequently in areas known to be higher in radiation emissions through soil and water as well.
Here is a picture of human lungs being affected by radon decay products. This is entering thru the mouth and proceeding down the throat into the lungs. From here it is causing congestion and producing cancer cells which will cause lung cancer and eventually kill this person.
The objective of a radon mitigation system is to take air from underneath the house and remove it before it gets inside. There are several different systems that can be used, and they all have their specific purpose. The most common one is sub slab pressurization system.
Radon is a colorless, odorless gas that is the leading cause of lung cancer in never before smokers. Radon testing should be done every two years, regardless of mitigation. Radon is a heavier than air gas that concentrates at the lower level of the home. Average radon levels above 4 pCi/L should be mitigated.
This is a standard email that I send with my Radon Report that also includes a graph.
Good Day,
I am attaching a PDF copy of the Radon Report for . If you have any questions about the report please feel free to call, text, or email anytime.
The Kansas Department of Health and Environment (KDHE) recommends homes with an AVERAGE Radon level higher than 4.0 pCi/L should be mitigated for Radon.
Radon is a colorless, odorless, invisible radioactive gas that comes from the soil. It is naturally occurring, but in homes and buildings it can concentrate to higher levels than those naturally found outdoors. Radon is the number one cause of cancer in never smokers and the second leading cause of cancer in smokers. The only way to know if radon is a problem in your house is to test.
The readings:
Min: pCi/L Max: pCi/L Avg: pCi/L
If you would like more information about Radon please visit
I am a Certified Radon Measurement Technician; I am not certified to perform Radon Mitigation. I always recommend people use a different person for the measurement than who would be performing the mitigation. If you need a recommendation for a Radon Mitigation Company, I highly recommend
at the end of this letter I have at least two certified mitigation companies.
The image posted above is of a house that had two radon mitigation systems, one was on the North side of the home and one on the South side. Both pits were not sealed and the levels tested in the 17pCi range.
I just read one of the articles about billable hours and how to identify, and calculate, some of the metrics for pricing out your services. I thought it definitely good practical information that a lot of inspectors tend to forget when they are starting out.
The subject single story home with a full basement was inspected during a normal real estate transaction. The home was found to contain an existing sub-slab active radon mitigation system. Our inspector recommended a 48 hour radon test, as per our company SOP for existing mitigation systems. The home was found to have an elevated radon level of 5 pCi/L. After further evaluation of the home, the system was found to be ineffective and required further mitigation.
The interNACHI Drone Law Primer for Home Inspectors. The FAA regulates and governs the use of drones. A home inspector wanting to utilize a drone for inspections must obtain a Remote Pilot Certificate ($150) and register the drone with the FAA ($5.00). Failure to comply with these requirements can result in heft fines. There may be other State and Local regulations, and every pilot must be knowledgeable of them as well.
This shows an active sub-slab depressurization system that has the exterior fan powered by a plugged cord going through the wall. The exterior fan should be hard wired with an electrical disconnect within sight of the fan. The radon vent pipe should also be labeled.
Radon is a colorless, odorless gas that can cause health problems including lung cancer. Homes should be tested for levels of radon and mitigation should be done in homes found to have levels that exceed 4 picocuries per liter of air.
I took this photo during an inspection I performed. The house had a passive radon mitigation system (sump pit depressurization) installed during construction. A radon test had been conducted prior to the inspection and the results indicated levels above 4pCI/L and the seller elected to have the system activated and conduct a retest around the same time that the home inspection was conducted. The retest indicated that the system had successfully reduced the indoor concentration of radon to below 2pCi/L. While performing the inspection in accordance with the standards of practice for a radon inspection, the activated system was marked with signage at the point where a manometer was installed to indicate the amount of vacuum created within the system. The label indicated the company, certification number, contact information, date of installation, and initial vacuum measurement at time of installation. The installation appeared to have been done correctly without any visibly detected defects.
I elected to read the article from the InterNachi Library titled “Radon” (https://www.nachi.org/radon.htm) that focused on a checklist for inspecting radon mitigation systems in residential homes and provided a guide to buyers and sellers.
The guide to buyers and sellers was informative and persuasive in that it identified and explained the risks posed by elevated radon levels in a residence. Furthermore, it provided quick and easily referenced instructions and steps to follow in order to have radon testing performed, and appropriate remediation actions to take if needed.
One of the most persuasive pieces of information that I learned was the annual estimated number of deaths due to lung cancer that can be attributed to radon exposure. The figure of 21,000, provided by the CDC, was alarming. That piece of data, alone, can certainly influence anyone to have their home tested for radon and take remediation steps as necessary.
The radon mitigation system shown in this picture is active soil-depressurization system installed within a crawlspace. It is installed by using 6 mil polybutelyn that is directly sealed to the walls and floor of the crawlspace. Seen in this picture is the proper installation, including installation of motor on the outside of the house (not in the crawlspace) and the electrical connection just next to it. Not shown is the lack of a pressure gauge, manometer, or visual or audible alarms. None were found.
I read the radon gas article. The article clearly states that any one selling or buying a home should test for radon. There are two main reasons. First, radon gas is the second leading cause of lung cancer in the United States. Second, one in every 15 homes has been estimated to have levels greater than 4 pPC/L, the EPA threshold for unsafe levels.
This sub-slab depressurization system was initially installed in our new home two years ago as a passive system that was “pre-plumbed” through the interior of the home and through the attic and properly discharging near the ridge of the home. It was also prewired in the attic for a fan installation on it’s own circuit clearly labeled in the main panel.
Initial CR measurements indicated a radon level of 9.0+ piC/l using only the passive system. Mitigation was performed by:
installing the fan in the attic using removable connectors
sealing the two sump pits (but providing a removable cap to allow for periodic sump pump testing)
installation of a readily accessible manometer in our basement utility room
After installation, new readings were taken and within 72 hours of installation, the readings had been reduced to below 2.0 piC/l. Subsequent testing has assured us that the levels have remained at 2.8 or below during every season of the year. (I have the luxury of having a CRM to use over the weekends at times). Testing now as I write.
This gives me confidence in telling home buyers that through experience, the radon levels can be radically reduced with the installation of an SSD system. Since I office in the lower level of our home, this is of great comfort to me, especially after taking this course!
I chose an infrared photo of a main panel that appeared to have overheated wiring. We use Flir cameras to view main panels and other situations as warranted. The concern I have when using them, is when buyers are looking over my shoulder and they see the color differences within the viewfinder of the camera, it is easy to misinterpret what they are actually seeing. As we all know, the smaller the temperature differential in the viewfinder, the brighter the smaller increments of temperature will appear. Thus I may have a temperature range of 75-degrees to 87-degrees in a panel and a breaker (or even a metallic component) may appear to be extremely hot but is only at 87-degrees and is an AFCI breaker. At that point, I take a moment to explain what they are actually seeing and assure them AFCIs run warmer because of the resistance in the circuitry and that 87-degrees is not considered hot.
Infrared can be very helpful, but some think it is a definitive analysis tool, when it is only one of many clues to a problem. I try to only share IR images when I am confident that what we see is what we got.
Here is an attic crawl space. The attic is insulated with blown cellulose. It has been properly fit with rafter vents to allow proper ventilation once insulation was blown in. Insulation depth was 14 inches giving the attic an R value of 48.
In the Advanced radon measurement service provider course. I learned about the negative health impact of radon gases in residential homes. Radon is a odorless inert gas that is created by the decay of uranium. Radon gas can be present in basements and low areas of homes. Radon gas is the 2nd leading cause of lung cancer in the US. In the present it is easy and common to have homes tested for high radon levels. Any home having a radon measurement of 4 pCi/L or greater should have mitigation done.
