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Radon Testing Protocols

Does your radon tester follow the EPA guidelines?

In a real estate transaction most radon tests are performed by the home inspector. There is nothing wrong with that, but there is the assumption that they are doing it ‘right’. This may or may not be true. The proper testing protocol you should expect is the following:

  • Homeowner contacted to discuss the test and EPA rules.
  • The house closed up, doors and windows shut, a minimum of 24 hours before test.
  • Set the monitor at the lowest potential habitable level of the home.
    •    Approximately 3’ to 6’ off the floor.
    •    Centrally located and not on outside walls.
    •    3’ from a furnace supply or return air register.
    •    6’ from a fireplace.
  • A notice describing the do’s and don’ts left on the kitchen counter.
  • A notice at all entry doors reminding people to keep the doors closed.
  • Short term tests should be between 48 and 72 hours long.

EPA guidelines are not regulated by the state of MN.

Unless you are certain about who is doing your radon test, you should ask for a copy of their certification and a document verifying the monitor has been calibrated within the last year. An electronic tamper-proof monitor is the best way to assure accurate test results.

A faulty test puts the home’s occupants at high risk.

Doug Hastings
MN Home Inspector, Minneapolis & St. Paul
ASHI Certified Inspector, ACI
Kaplan University, Home Inspection Lead Instructor

‘Like’ our Facebook page and Cities Inspection will keep you informed on a radon inspections in MN.

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Controlling Radon Gas

In Existing Homes:

After testing for radon and if the level exceeds 4.0 picocuries, the next step is to begin mitigation. You should look for a ‘certified mitigation contractor’. They will have completed the EPA required training and testing. In a nutshell mitigation for an existing home includes the following:

  • Cover all exposed earth with a 6 mil poly and seal all edges.
  • Caulk all cracks and openings in the floor slab.
  • Put a 3” pipe in the earth, thru the floor slab, or in a sump.
  • Install the pipe inside or outside the house.
  • Extend the pipe a 12” above the surface of the roof.
  • Pipe must terminate minimum of 10’ from a window
  •  Pipe must terminate 10’ from another home.
  • Re-test and verify a level of 4.0 picocuries or less.

In New MN Homes:

There is no preliminary testing. The state requires either a passive or active system that consists of the following construction requirements:

Below the floor slab a minimum of 4” of gas –permeable aggregate or sand.

  • Cover the sand or aggregate with a minimum 6 mil poly overlapped a minimum of 12”.
  • All penetrations thru or joints in the slab must be caulked.
  • Hollow core blocks must have at finished grade a solid course of blocks.
  • Exterior walls of foundation must be dampproofed below grade.
  • Ducts below the slab must be continuous or sealed.
  • A plumbing tee inserted below the floor slab and poly.
  • A minimum 3” pipe extended thru the building and marked as radon pipe.
  • Pipe must terminate 12” above the roof and a minimum of 10’ from a window or another house.
  • A fan (active) is optional.  No fan (passive) or radon testing is required.

Radon gas is real…this hazard should be taken seriously.

Doug Hastings
MN Home Inspector, Minneapolis & St. Paul
ASHI Certified Inspector, ACI
Kaplan University, Home Inspection Lead Instructor

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No More Debate…Radon Kills

Radon mitigation is part of the MN State Building Code. 

What does it mean when the MN State Building Code is modified to include radon mitigation methods as a requirement to build a house? Building codes are ‘minimum’ safety standards for construction. This says a lot about how dangerous radon gas is. It is no longer a scientific theory, it is a reality. Most of MN is designated as having radon amount levels greater than the EPA standard 4.0 picocuries. And did you know the EPA standard may soon be lowered to 2.0 picocuries.

Radon disclosure is part of the MN Real Estate Disclosure Statement.

There is misinformation about how radon gas travels. Too many people think that if their neighbor has a low radon level in their home it means they must too. It doesn’t work that way. Radon concentrations are a combination of soil decay, construction methods and materials used in building each home, and the occupant’s use of the house. Together these factors contribute to elevated radon levels. For these reasons and more, MN now requires disclosure of any radon testing that has occurred in a home being offered for sale. Unfortunately, there are no rules regulating radon testers; that part is still buyer beware.

Radon testing is not regulated in the state of MN. 

Make sure your test is performed by a nationally ‘certified’ technician using the highest quality, calibrated, and tamper-proof electronic monitor.

Doug Hastings
MN Home Inspector, Minneapolis & St. Paul
ASHI Certified Inspector, ACI
Kaplan University, Home Inspection Lead Instructor

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Radon Gas is a Proven Danger

January is National Radon Awareness Month.

Radon gas and real estate don’t mix well. The more energy efficient we make our houses the greater the risk of developing radon induced lung cancer. The radon gas health concern is no longer debatable; it is the #1 cause of lung cancer for non-smokers and the #2 cause for smokers. MN homeowners, real estate agents, builders, and home inspectors should do all they can to identify, assess, and resolve this ever present threat to our families.

Most people know that radon gas is a colorless, odorless gas that occurs naturally in the decay of soil below all houses throughout the U.S. What most people don’t know is the southern and central portion of MN is designated by the national building code as Zone 1 having the highest potential for elevated radon levels in the basement, main and upper levels of our homes. Because our senses are not aware of its presence, this danger has long been overlooked and ignored.

Times have changed.

Some have argued the rapid increase in radon awareness is attributable to the “me” generations X and Y concern for themselves and their children. Maybe so, but there is a huge increase in ‘boomers and grey’s’ having their homes tested too. A possible reason could be their concern for children and grandchildren. Or maybe everyone just wants to live a longer and healthier life. For little money and inconvenience everyone can have their homes tested for radon. It takes only 2 days and all you have to do is keep your windows closed. That’s why January through March, the heating season, is the best months to perform a test.

It might be time to have your home tested!

Doug Hastings
MN Home Inspector, Minneapolis & St. Paul
ASHI Certified Inspector, ACI
Kaplan University, Home Inspection Lead Instructor

 

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6 Easy Steps To Reduce Radon

EPA does not recommend sub slab suction as the only way of reducing radon levels in your home.

In a real estate transaction there is limited time to test and mitigate radon concerns. Time is of the essence and contractual agreements must be completed. So typically when radon levels exceed the EPA guideline of 4.0 picocuries, buyers will demand a sub slab suction pipe and fan be installed in the home. This is an approved and proven method of reducing radon levels, but it is also the most expensive.

Radon gets into our homes when there are cracks and openings in the below grade foundation and floor slab or when the outside air pressure exceeds the interior building pressure. Understanding this opens up a savvy Realtor or homeowner to alternative, less costly, methods of mitigating high radon concentrations.

Try these before spending a lot of money:

Step 1. Get out a caulking gun; caulk all cracks in the floor and walls. Pay particular attention to the connections between the floor and walls, beam posts, sump basket, plumbing pipes and drains.

Step 2. Get on a ladder; make sure the top of the foundation walls do not have any cracks or open cores.

Step 3. If you have a sump basket, seal the cover shut and caulk the edges.

Step 4. Make sure there is no exposed dirt in the basement or crawl space. If so, those areas would need to be covered with 6 mil poly and the seams taped.

Step 5. Open furnace supply air registers in the basement and close off the returns. Turn the fan switch on your thermostat from auto to on. This continually circulating air will pressurize the basement.

Step 6. Re-test

This may be a good reason to have your home tested for radon before you put it on the market. It may save you some aggravation and money!

For more about Radon and other hot topics ‘Like’ us on Facebook!

Doug Hastings
MN Home Inspector, Minneapolis & St. Paul
ASHI certified inspector, ACI
Kaplan University, Home Inspection Lead Instructor

Rob ‘Pops’ Leslie
Kaplan Professionals, Retired

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New MN Radon Law Effective Jan. 1 2014

Sellers must declare the results of any radon test to potential buyers beginning January 1, 2014.

This new MN Radon law is quite wordy, but can be essentially distilled down to just two issues:

  1. Testing by the seller is not mandatory.
  2. The event of a radon test having been performed, the result must be made available to potential buyers before the sale is closed.

Buyer’s agents will obviously be recommending to their clients that they request a radon test from the seller. Selling agents should get ahead of this by recommending to the client that they have a radon test performed and any needed mitigation carried out before the house comes onto the market.

Testing is not expensive and should be carried out by a reliable professional.

Many quality home inspectors offer this service. In the event that mitigation is required, care must be taken to find a reputable mitigation professional. Mitigation is usually quite inexpensive and can be as simple as balancing the ventilation of the house. This can be done by installing an outside air inlet duct balanced by a continuously operating exhaust fan. A bathroom fan would be a good example. Balanced ventilation overcomes negative pressure, which draws radon into the home through the foundation wall or floor. Balancing ventilation can create a real bonus because moisture is often drawn into the house through negative pressure and that moisture creates an ideal atmosphere for mold growth. So by simply balancing the ventilation in a house: you may often have three benefits. Radon intrusion will be overcome, moisture will be reduced, and mold will be prevented.

Very often, after the ventilation of the house has been balanced, simply applying a coat of a radon resistant material to the floors and walls of the basement will resolve the radon issue. More expensive mitigation may be necessary, requiring the installation of either a passive or mechanical radon ventilation system. However, the cost of mitigation should not exceed one to two thousand dollars; even when the mechanical system is installed. In the case of balanced ventilation the cost may be as little as a few hundred dollars.

Be proactive: make certain that a radon test is done on every sale and use a qualified home inspector to ensure a professional result.

Doug Hastings
MN Home Inspector, Minneapolis & St. Paul
ASHI certified inspector, ACI
Kaplan University, Home Inspection Lead Instructor

Rob ‘Pops’ Leslie
Kaplan Professionals, Retired

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