Radon test without AC

[Mark Nahrgang]

Originally Posted by bboerner

lol Mark... I was waiting to see your comment on that one.

Yea, what part of "I don't recall it being address during my certification training..." did he miss?

[Billy Boerner]

Maybe he was talking to me. lol

[Erby Crofutt]

Recommend a long term test with escrow reserve.

On the 4.0, here's what I tell em. (I use the RadaLink AirCats)

=====
Report Attached (Click the link on the "Attachments" Page of this report to see the full radon report.)

The Radon Measurement test showed:
2.5 average level
3.8 highest level
1.2 lowest level
(all measurements in pico curies per liter of air)

The EPA's website at: http://www.epa.gov/radon/healthrisks.html , states:
"The average radon concentration in the indoor air of America's homes is about 1.3 pCi/L. It is upon this level that EPA based its estimate of 20,000 radon-related lung cancers a year upon. It is for this simple reason that EPA recommends that Americans consider fixing their homes when the radon level is between 2 pCi/L and 4 pCi/L. "
"Unfortunately, many Americans presume that because the action level is 4 pCi/L, a radon level of less than 4 pCi/L is "safe". This perception is altogether too common in the residential real estate market. In managing any risk, we should be concerned with the greatest risk. For most Americans, their greatest exposure to radon is in their homes; especially in rooms that are below grade (e.g., basements), rooms that are in contact with the ground and those rooms immediately above them."

The EPA's " Home Buyer's & Seller's Guide to Radon" states
"Radon levels less than 4 pCi/L still pose a risk and, in many cases, may be reduced."
"Short-term tests can be used to decide whether to reduce the home's high radon levels. However, the closer the short-term testing result is to 4 pCi/L, the less certainty there is about whether the home's year-round average is above or below that level. Keep in mind that radon levels below 4 pCi/L still pose some risk and that radon levels can be reduced to 2 pCi/L or below in most homes."

Use your own best judgment and desire for safe living. Only you can choose what level of risk to expose your family too.
==============

[Mark Nahrgang]

Originally Posted by ecrofutt

Recommend a long term test with escrow reserve.

On the 4.0, here's what I tell em. (I use the RadaLink AirCats)

=====
Report Attached (Click the link on the "Attachments" Page of this report to see the full radon report.)

The Radon Measurement test showed:
2.5 average level
3.8 highest level
1.2 lowest level
(all measurements in pico curies per liter of air)

The EPA's website at: http://www.epa.gov/radon/healthrisks.html , states:
"The average radon concentration in the indoor air of America's homes is about 1.3 pCi/L. It is upon this level that EPA based its estimate of 20,000 radon-related lung cancers a year upon. It is for this simple reason that EPA recommends that Americans consider fixing their homes when the radon level is between 2 pCi/L and 4 pCi/L. "
"Unfortunately, many Americans presume that because the action level is 4 pCi/L, a radon level of less than 4 pCi/L is "safe". This perception is altogether too common in the residential real estate market. In managing any risk, we should be concerned with the greatest risk. For most Americans, their greatest exposure to radon is in their homes; especially in rooms that are below grade (e.g., basements), rooms that are in contact with the ground and those rooms immediately above them."

The EPA's " Home Buyer's & Seller's Guide to Radon" states
"Radon levels less than 4 pCi/L still pose a risk and, in many cases, may be reduced."
"Short-term tests can be used to decide whether to reduce the home's high radon levels. However, the closer the short-term testing result is to 4 pCi/L, the less certainty there is about whether the home's year-round average is above or below that level. Keep in mind that radon levels below 4 pCi/L still pose some risk and that radon levels can be reduced to 2 pCi/L or below in most homes."

Use your own best judgment and desire for safe living. Only you can choose what level of risk to expose your family too.
==============

That's some good verbiage Erby! I don't put all that in my reports, but I do basically instruct my clients verbally of this information because I feel its important. I also tell them that in their real estate transaction, while they can ask for anything, it's customary in our area to ask that the home be fixed if the levels are 4 or above. Less than that, they may want to have it fixed, but the sellers aren't likely to agree to that. So if the level was 3.5 and they ask to have the home fixed, they shouldn't be surprised if the sellers tell them no. I always try to set realistic expectations for my clients. Keeps them (and me) out of trouble (usually).

[Billy Boerner]

Originally Posted by mnahrgang

That's some good verbiage Erby! I don't put all that in my reports, but I do basically instruct my clients verbally of this information because I feel its important. I also tell them that in their real estate transaction, while they can ask for anything, it's customary in our area to ask that the home be fixed if the levels are 4 or above. Less than that, they may want to have it fixed, but the sellers aren't likely to agree to that. So if the level was 3.5 and they ask to have the home fixed, they shouldn't be surprised if the sellers tell them no. I always try to set realistic expectations for my clients. Keeps them (and me) out of trouble (usually).

The report I send from the company I use is pretty straight forward.

4 and up fix.

less than 4 and down "up to you" Don't take that litterly you guys know what I mean lol. I had one house that read an average between the two at (7) no doubt about that one.

[Erby Crofutt]

Verbally doesn't exist when it comes time to talk to a judge!

[Mark Nahrgang]

Originally Posted by ecrofutt

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.

[Joe Farsetta]

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.

[Billy Boerner]

I've been told by the manufacture of the kits I use to always run them in the basement if possible. Would you agree?

[Mark Nahrgang]

Originally Posted by bboerner

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.

[David A. Andersen]

EPA "habitable" is a finished space.
No HVAC, not "habitable".
This does not include un-finished basements.

[Mark Nahrgang]

Originally Posted by dandersen

EPA "habitable" is a finished space.
No HVAC, not "habitable".
This does not include un-finished basements.

Got a link for that info?

[David A. Andersen]

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.

[Mark Nahrgang]

Originally Posted by dandersen

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.

[Billy Boerner]

Originally Posted by mnahrgang

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.