It is true the more accurate test is a "long term test." Unfortunately when purchasing a home, you don't have a year to test for radon. For a home inspection, the EPA approves a 48 hour test for a real estate transaction. If a home has an elevated test score during a 48 hour short term test, it is highly likely that at many points in a year there will be elevated readings. We have tested many homes using a 48 hour test, gone back to the same property years later and we confirm elevated radon. We let clients know if they are concerned about reducing possible carcinogens, they should test.

@@tchomeinspections Good on you guys 👍

@@tchomeinspections Good on you guys for doing that 👍

Try contacting your local builders association

Agree, honesty is everything. We follow the EPA, US Surgeon General and the National Safety Council. Your concern/questions may be with those organizations.

You are correct! We simple follow EPA, US Surgeon General and the National safety council when testing. Regarding mitigation, you should ask the company about guidelines they use before hiring.

Great question. Because radon is coming from the soil, the elevated levels are mainly a concern in the lowest livable area of a building. We have completed thousands of tests and we have yet to find elevated levels in a building on the 2nd or 3rd floor (at least not yet).

I am generally a skeptical person like you. I agree with some of your points but I like to keep an open mind as well. I let my clients decide. When clients do research they find the EPA, the National Safety Council, and the Surgeon General all recommend testing for radon in homes. Some industrial nations differ on the action level of radon (ie. the level at which you should mitigate) but they all agree that it is a human carcinogen that should be tested for. Over the years, we have worked with many medical oncologist physicians that believe radon is a concern and should be tested for. We tell clients there are many human carcinogens like Asbestos and tobacco (even the sun if you continually get burned). Bottom line, If you would like to remove as many carcinogens as possible in your life, have your home tested for radon.

Great question. so far, we have never had a monitor stolen. There does not seem to be a huge market for a radon monitor. Most people going in and out of a home are the owners along with a few realtors. Most homes a locked after we place the monitors.

@@tchomeinspections thanks for replying. I'm new to radon testing and worry about it. At 800 dollars a tester, it is scary.

@@jaytab3686 Setup a camera to deter theft?

Probably walking on the roof would not cause the problem but lack of proper ventilation could. I would clean and observe. If it returns, I would have your contractor come out to check.

thanks@@tchomeinspections

Yes, site selection is key. Regardless of which type of foundation you go with (concrete of wood), water and soil type are always the biggest considerations. As inspectors, water impacts more components of a home than anything.

One system could work, It depends on the lower area design. I would recommend checking the U-meter on the PVC pipe to ensure you have proper pressure (ie, one side is higher than the other). Most mitigation companies will test in one-two weeks after the install to confirm proper function. Normally, you will have higher radon levels in the lowest area of your home.

Michigan

We use a continuous monitor from Sun Nuclear....1028XP. It is calibrated every 12 months.

Depends on how extensive the Asbestos is. For example, in many older homes it could be covering your entire system like the duct work. Today, many HVAC companies will no longer wrap the duck work due to liability and it is easier for them to install new duct work. Thats when it gets expensive.

Think of it this way. With removing asbestos, removing it is the cheap part. Replacing what was removed (potentially all the moveables in the room if it was crumbling) will be the expensive part.

...sorry for that late reply, just noticed this. Did you get it figured out?

Just remember the number 4. A reading at or above 4 is important as levels of 4 or higher should be remediated.

@@tchomeinspectionsDo you mean an average reading over a 48 hrs test reaches 4 or above? Or the actual maximum value during the 48 hrs test was above 4?

According to the EPA, a reading of 4 or higher needs to be remediated.

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Glad you enjoyed it! Thank you!

Thank you!

You're welcome

Traces, This may be a result of "thermal bridging." This can be caused by improper insulation and/or ventilation in your attic space. We recommend consulting with a qualified contractor as this is normally an easy repair/upgrade.

If it is electric normally no. If it uses any combustible fuel yes.

The materials used to construct a wood foundation have been steam treated with CCA for a ground application (not to be confused with ground contact wood like you would purchase at a big box store for deck construction). The chemicals used make it possible to last many years underground. I am not aware that the treated lumber used on a PWF can pass chemicals into a home. The PWF lumber is designed to resist rot and wood boring insect infestation. Like any type of foundation it is best to have a sandy loam soil and practice proper site drainage. --

It really depends how often candles are used and the quality of the candles. Keep your candle wicks cut short so they don't smoke and use higher grade candles.

Robert, you may be experiencing thermal tracking. Its normally caused by lack of insulation or proper ventilation in your attic space. Moisture can develop and dust in the air can accumulate on your walls and ceilings. I would take a look in your attic above the room with the lines. Always keep your furnace filter clean. My guess is you should be able to figure this out. Let us know if you have further questions. Tim

@@tchomeinspections What type of professional do I call to fix this type of thermal tracking problem in the attic? My parents’ house is having this same issue.

Your hole needs to be sealed tight around the water line. If ground water enters the foundation wall it will cause decay and compromise the PWF. By placing a hole in a PWF, you would be drilling through wood sheathing and a vapor barrier that has been designed to shed water away form the outside of the foundation. Good Luck!

Marci, you can try evaluating your furnace. If you have a gas forced air system I would recommend looking at your furnace filter. Make sure its clean. If filter is clean, and your still having this issue, you can have a furnace tech come to evaluate burner function and make sure the furnace is burning clean and that you have no CO in air.

@@tchomeinspections I’m in a 3 year old apartment with no gas. I don’t share a wall with anyone either so no cooking or issues like that. Thoughts? Everyone is perplexed

@@marcisunshine18 what type of heat source do you have?

@@tchomeinspections it’s an a/c heater combo in an apartment

Could be thermal bridging on the exterior wall, which could indicate low levels of insulation. How old is the house, how is it heated? What are insulation levels. Hard to make an informed guess without more info.

If filter is black, could be a few issues. If it became wet, could be mold. Install a new furnace filter and check in a few days. Another item to check is how efficient the furnace burners are. Make sure to have it check by a furnace professional for CO production as this is also a concern.