Verbally doesn’t exist when it comes time to talk to a judge!
I’m not concerned about the judge. My report is thorough. I state what the EPA says. I just reiterate verbally that there is no such thing as a safe level…I don’t put what you have in my report but there is plenty of other information there for them to make a sound decision.
I say NOTHING in my report with regards to the findings, except that a test was performed to EPA standards and that results are pending.
I attach the report of the EPA and State Certified LAB to the report. The verbiage is clear and concise, and it is NOT MINE. Take NO chances.
We are paid to RUN THE TEST, not to conduct the analysis.
Bottom line is 4.0 and above is the action level. Also, and depending on what your STATE recommends, there is a difference between conducting the test on the lowest LIVING area and the lowest LIVABLE area.
I’ve been told by the manufacture of the kits I use to always run them in the basement if possible. Would you agree?
In MO since there are no state standards, I would suggest following EPA protocols for a real estate transaction. That is, run the test in the lowest habitable level. That would be a basement (assuming it at least has a concrete floor.) If the basement had a dirt floor, I would run the test on the main level.
EPA “habitable” is a finished space.
No HVAC, not “habitable”.
This does not include un-finished basements.
Got a link for that info?
EPA-402-R-92-004; Appendix B; 2.2; Para #1.
Short-term or long-term measurements should be made in the lowest lived-in level of the house.The following criteria should be used to select the location of the detectors within a room on this level:
Measurements should be made in the lowest level which contains a room that is used regularly. Test areas include family rooms, living rooms, dens, play rooms, and bedrooms.
Sound judgment is required as to what space actually constitutes a room. Measurements made in closets, cupboards, sumps, crawl spaces, or nooks within the foundation should not be used as a representative measurement.
I think it was under “mitigation protocol” where the lowest livable space constitutes a room that has a heat system. I’ll look that up when I have time.
Thanks… The National Radon Proficiency Program teaches in their certification program, to put the monitor in the basement for a real estate transaction test. The logic being that even if the current owners don’t “live” in the basement, the buyers may. Also i’ve seen tons of basements where the sellers have a rug down, a few couches, exercise equipment, etc that implies it is habitable. Definitely would not test in a crawl space. I’d consider a basement with a dirt floor a tall crawl space and would not test there either.
Exactly what I was told by the manufacture.
I agree, but that is not the protocol.
I test in closets, crawl spaces, unfinished basements etc.(sometimes testing conditions are not favorable for the 48 hr Real Estate Test).
I don’t use this for the 4.0 pCi/L action level test. I do testing that is a “diagnostic test”. I conduct a five minute test and compare it with the 48 hour test.
EPA protocol actually addresses unfinished basements that may be finished in the future. They recommend follow-up testing when any modification is made to the structure as it may affect the overall radon concentration throughout the house.I do not agree with testing in an unfinished basement when you’re using the EPA “action level” however. Radon concentration should be tested where inhabitants spend the most amount of their time. It’s like carbon monoxide poisoning, small quantities with long duration can be more deadly than sticking your face down the chimney!
Personally I prefer to determine the “potential” of radon infiltration. Those unfavorable testing times may be long in the South. Running the air conditioner causes the air to become more dense within the house and prevent infiltration from the crawlspace-basement. There is no stack effect when the outdoor temperature is higher than the indoor. All this changes in the winter time, but when you have a short winter there is a very small percentage of your home inspections in the appropriate testing window timeframe.
If you have a client with a 2.1 pCi/L in the house and a 9.7 pCi/L in a basement, what would be your recommendation?
9.7 in the basement? Mitigate…
Agreed.
Yup!
That’s why I do what I do.
Though it may not be exactly protocol.
What is all this about anyway?
Letting the buyer (your client) know what they are getting.
If you got 9.7 in the basement, you know it will find it’s way in at some point in time (without mitigation).
Mark In our area there are very few homes with basements that do not have a discharge register for heat and cool, return grills and laundry hook ups.