This is a properly installed Radon Mitigation system. As you can see the vent opening is not within 10 feet of an exterior entry point into the building and not within 2 feet of a window below it. You can also see there is a disconnect within 6 feet of the radon fan.
Radon gas entry into the home is causes by multiple factors. One of them is the differences of pressures in, underneath, and outside the house. Since the weight of the house is sitting on the soil, the soil is under more pressure than the air that is inside the home. Radon can seep up through the soil and enter the house through cracks in the slab or in through other penetrations into the structure.
The reason that Radon is so dangerous to the human body is due to its decay process. When it decays it releases alpha particles and RDPs. When inhaled, these particles emit alpha radiation that disrupts the DNA chain as well as the RDPs attaching and clogging air pathways.
The picture I submitted shows two radon test kits from air-check. The test kits are designed to be used for testing for a minimum of 48 hours and a no longer than four days. This test was for a real estate transaction so the test kits were placed in the lowest livable area of the building.
I read the article called AFCI Testers. AFCIs recognize characteristics unique to arcing. An AFCI indicator creates waveforms that are not true arcs. The AFCI indicator is not a completely reliable measure of an AFCI’s functionallity. As a result the indicator might not cause a perfectly functional AFCI to trip.
Radon is formed from the decay of Radium. Radon is a tasteless, odorless gas that is radioactive. Radon is emitted from the soil and can be found in ground water. Radon enters a house through various routes, such as foundation cracks, crawl spaces and plumbing openings. Radon is the second cause of lung cancer behind smoking. Radon is everywhere and in varying amounts. Every home should be tested to determine if below the EPA standard of 4 pCi.
I reviewed a picture of air pressure and radon entry. It describes the Stack Effect in a house. As warm air rises and exhaust fans turn on, they can cause a lower pressure in the lower living levels in the house. Radon gas is attracted to areas of lower pressure than the surrounding soil. While replacement air flows into the house, as planned to facilitate the HVAC system and exhaust fans, so to can Radon gas enter the house as it emits out of the soil.
An atom the size of the Astrodome would have a nucleus the size of a pea. Gives you an idea of the minute’ size of an atom when compared to a structure of that magnitude. Sort of like comparing the earth within the universe.
Foundation cracks is an area of great concern especially in new construction. Builders should take more time to assess the ground and the foundation to correctly build the right foundation so cracks are minimal to eliminate radon to the lowest level possible.
The photo shows an area of the utility room. The drain is for the condensate lines for the furnace and air conditioner, and water softner. The opening around the base of the drain has potential of allowing radon into the house. Radon can also come in around the edge of the foundation. Some sealing can can be done at that point to help prevent intrusion.
While the ground preparation for the concrete work is essential for the structural integrity of the house, it can also be important for other systems as well. like drainage systems that help prevent water intrusion or a system that helps prevent the possibility of excess radon gas from entering.
The photo was taken in a medical office and shows an X-Ray room with installed working X-Ray equipment. This room is lined with sheetrock that is covered with lead. Each 4ft by 8ft sheet of leaded sheetrock weights approximately 140 lbs. The head of each sheetrock screw had to be covered with a lead cap. The leaded walls help stop any scatter radiation that may be emitted by the x-ray tube. The blueprints for this room had to be reviewed and approved by a state appointed physicist before this x-ray room could be built and used by the public.
The article “Radon” makes it very clear that radon is a tasteless, odorless, colorless gas. Radon gas is known to cause cancer and concentrations of this gas should not be allowed to build up in dwellings. Radon gas levels above 4(pCi/L) in dwellings should be professionally mitigated.
Radon. I have found that radon has become a common word in home ownership in the past few years. I have been in construction over 20 years and find it funny that only in the past 2 years i have seen mitigation systems even though this issue has always existed. Being in Maine I would assume this would be more common where I am in a zone 1 area. So the more people are educated on this issue especially in construction the easier it will be to deal with where steps will be taken to build homes with systems that will help work against dangerous levels of radon.
This photo is from the first mitigation system i have encountered. It was from a home that was reported to have levels 12 times that of acceptable levels. It is very quiet even in the garage. The fan seen activates automatically and is connected to a pipe that runs inside and downstairs into the basement and through the slab floor.
I learned that radon mitigation piping should be terminated at least 12 above the roofline and at least 10 feet from all openings (doors, windows, etc.) into the house. This photo shows an example of a properly installed mitigation system.
I learned that piping for a radon mitigation system should be at least 3" in dia. (4" is even better), and that all the joints must be sealed to be air tight. If needed, the fan should be located on a vertical section of the pipe.
In my days as a service plumber, the discovery of a radon mitigation fan in the basement (like the image found on Google) was a far too often occurrence. When Id be sent on a call to repair or replace a sump pump, and Id see one of these fans in the basement, I always knew that something was off. I always thought the installers were taking some kind of shortcut by not putting it in the attic. Little did I know that this lazy approach was truly unsafe! Ill be sure to pass the knowledge gained in this course on to my colleagues at the plumbing company, and Im grateful that Im that much more of a knowledgeable home inspector now!
As a new inspector (business started in January 2017), one of my insecurities lie with not having enough experience in the business. Dont get me wrong, I am exceptionally confident in my abilities as a home inspector, but I have actually shied away for going gung ho with marketing, logo creation, website, etc., due to the fact that I dont (yet) offer as many ancillary services as some of my competitors. I am feeling relieved that Im well on my way to offering radon testing in the very near future. Being able to put the IAC2 logo on my literature is a nice incentive, too!
Ive got a handful of inspections under my belt, and Ive saved up some money to start doing some honest to God marketing now, but it hasnt totally eliminated the cash crunch. It was a relief to find out that there are enough inspectors out there that are in similar situations, to the point where articles about financing equipment (https://www.nachi.org/financing-commercial-equipment.htm) are out there. Its great to see that InterNACHI is looking out for their members by posting helpful articles such as this.
I actually intend on using the X plan (https://www.nachi.org/ford.htm) for the purchase of my next vehicle as well.
Onward and upward!
Partly finished, full basement noted.
Observations:
Limited view due to storage of personal items.
Evidence of past water penetration observed. We caution you to consider any basement as wet until experience proves it dry.
Patching observed. Recommend review by a qualified professional for repair or replacement as necessary.
Large cracks were observed at the visible foundation walls. Repairs can be expensive and further settling or damage could occur. Recommend hiring a Structural Engineer to provide a detailed analysis.
Cracks in foundation floors and walls may increase Radon levels in the home. Recommend conducting Radon measurement test. Mitigation may be necessary based on measurement test results.
There were signs of past water damage to baseboard and paneling. However, no active moisture was observed during the inspection.
