Hi Guys,
Just got radon test results from my first inspection with the radon canisters, and the results came back “high”. 5.75 6.25. What do you guys do about advising customers of high results?? i.e. what steps they should take??
I’d first suggest obtaining some training & certification to provide radon measurement.
Such as the National Radon Proficiency Program thru the National Environmental Health Association.
http://www.radongas.org/
Or the National Radon Safety Board
http://www.nrsb.org/
You can also review some information specific to Colorado at:
http://www.cdphe.state.co.us/hm/rad/radon/radon.asp
And there is the National Safety Council radon site at: http://www.nsc.org/issues/radon/faq.htm
And the EPA Radon Site at:
http://www.epa.gov/radon/
And you may want to look at getting some real test equipment such as:
http://www.radalink.com (of course I’m prejudiced because that is what I use)
And having said all that, if you send me an e-mail to erby@b4uclose.com I’ll send back the letter/e-mail I send clients with high radon results so you’ll at least have a guide for this time.
Assuming the tests were performed to EPA protocol, and the measured rate is 4.0 pc\L or higher (which it apparently is), the next step is to recommend that a radon mitigation system be designed and installed by an EPA registered mitigation company.
Joe,
Unless I have dated information I believe the EPA no longer regulates Radon mitigators. However some states do and a lot of information is available on the EPA website.
Doesn’t the EPA suggest a second short term test before doing any mitigation, if the results of the first short term test falls between 4.0 and 10 pCi/l? That’s what we learned in the radon course I am taking. Maybe your state protocols are different.
You will find some levels of radon higher here in Colorado than the ones you found. I have seen them at 19 in Boulder.
Hi Greg,
Opinions vary widely on Radon, and I don’t believe there is one definative answer to all situations.
My usual answer to high Radon results is,
“Test again, this time using long term Radon testing techniques.
Long-term test results give a more representative picture of the true radon levels in the home over time, as fluctuations due to changes in ambient temperature and barometric pressure are detected and factored into the final valuation.”
And let the customers know all the information you can about Radon’s effects, and essentially let them make the decision on what to do from there.
There is a free DVD you can order from here (as well as a ton of other stuff)
http://www.epa.gov/radon/pubs/index.html
Scroll down and look for
Breathing Easy: What Home Buyers and Sellers Should Know About Radon…
Single copies of the video are free from IAQ-Info (1-800-438-4318) in VHS, CD and DVD formats. part #
[EPA 402-V-02-003 (TRT 13.10)]
that you can give them, (nicely done Video by the way) , as well as anything else we can find…
See other posts on Radon on this message board, and
http://www.epa.gov/radon/
and there are quite a few documents available for downloading and printing at
http://www.epa.gov/radon/pubs/index.html
FYI,
At our November monthly NACHI So.Colorado chapter meeting, (Nov.12) we invited UCCS Professor James Burkhart, one of the best in the West, to speak to us on Radon, and we can get his opinions on what to do also…
Hope to see you there,
regards,
Steve
Steven,
Suggesting a long term radon test in the course of a real estate transaction isnt going to do anyone any good. If results are high, the negotiations start between buyer and seller as to who is paying for a mitigation system. Sure, a long-term test is good, but how is that going to help in the buying process?
As to a second short term test, if two passive devices are used (as with a dual charcoal cannisters or e-perms) then that is it. 2 tests were performed, and away you go. In real estate, time of of the essence.
Use dual canisters when performing the test. the results are the results. The protocol for performing the test is what’s key.
Michael, you may be correct as to the EPA’s role in the certificatin process. Bottom line is to not leave mitigation to anyone that comes along.
Absolutely. You should only rely on well trained Radon mitigators who have taken th training and passed the test that demonstrates proficiency. Ask for their credentials.
I certainly understand, and agree whole heartedly Joe.
If the real estate transaction does indeed “hinge” on that additional Radon test, then I agree, its now up to the Buyers and Seller to negotiate as to who will pay for any Radon mitigation, which ought to be done by qualified Radon Mitigation services. Colorado does indeed have fairly high levels of Radon, (typically closer to the Rockies), than most other parts of the country, and it would be highly suggested to have them check for folks who can do this properly:
http://www.cdphe.state.co.us/hm/rad/radon/radonmitigationcontractors.pdf
My advice only comes from the EPA website, where they have many brochures and information that do not take into consideration that the weight of a transaction is bearing down on these tests.
They essentially leave it up to Joe homeowner, to determine how they want to reduce the levels of Radon, and how far and what they can do, to reduce the levels below the EPA mandated 4 PicoCuries/liter “safe levels”.
The highest test I’ve had here was a 71.5 pCi/l with a highest reading of 103 pCi/l.
I would point out that in additon to making sure you are using a trained certified mitigator, you should also make sure you are using a trained certified Radon Measurement Technicican.
And I’ll bet some of you ain’t.