Bruce Breedlove
09-09-2009, 10:40 PM
I ran into a problem on a recent radon test. (Actually there was more than just one problem but I'll try to keep it simple.)
My client's Realtor called me to arrange a radon test. I explained my services and gave him my price and he gave me the OK. He gave me the code to the combination lockbox so I would be able to let myself in and told me to coordinate everything with his assistant. Long story short - - - I spoke to the assistant and we agreed on a date and time for me to start my radon test. I also verbally explained the test protocols to her (exterior doors and windows closed 12 hours before and for the duration of the radon test, etc.) and asked her to make sure the occupants of the house were advised of these protocols. She agreed to do so. This conversation took place two days before the start of the radon test.
The day of the start of the test I arrived at the house at the scheduled time, let myself in and verified that all exterior doors and windows were closed. They were. I placed my device, got it started and (as usual) left my Radon Measurement Instructions on the kitchen counter along with my RADON TEST IN PROGRESS - DO NOT DISTURB sign.
Later the occupant called me to let me know that no one had notified them the radon test was going to be done (much less to explain the test protocols to them). She said they had left the windows open the previous night and only closed them at 8 AM before leaving the house. So instead of having closed-house conditions for 12 hours per EPA protocols we only had them for 6 hours before the start of the test. That's not good for a 48-hour test.
I know, I know. Some of you are probably saying I could have extended the test to 96 hours and I would not have needed the 12 hour period before the start of the test. Unfortunately the device I was using was set up for a 48-hour test and I could not extend it. (It's complicated. Don't ask.)
So, I had to tell my client that the test was invalid.
This was an unfortunate but completely avoidable situation. I did nothing wrong. My client did nothing wrong. But the Realtor and his assistant failed to do their jobs. So far I have not had any fallout from this incident.
Which leads to my questions for those of you who do radon testing . . .
1) Do you use a "Non-Interference Agreement" (NIA), "Radon Measurement Instructions" (RMI) or something similar?
2) If so, is it a separate form or is it a part of your Radon Measurement Agreement?
3) Who signs it? The client? The Realtor? The occupant? Remember, the client is usually not living in the house when we do a radon test. The typical radon test is for a buyer with the seller living in the house.
4) What does your NIA or RMI say?
5) How and when do you convey the NIA or RMI to whoever signs it? Do you e-mail or fax it to the Realtor and let them handle it? Or do you contact the occupant directly?
6) Do you require a signed NIA or RMI before you start the radon test?
My client's Realtor called me to arrange a radon test. I explained my services and gave him my price and he gave me the OK. He gave me the code to the combination lockbox so I would be able to let myself in and told me to coordinate everything with his assistant. Long story short - - - I spoke to the assistant and we agreed on a date and time for me to start my radon test. I also verbally explained the test protocols to her (exterior doors and windows closed 12 hours before and for the duration of the radon test, etc.) and asked her to make sure the occupants of the house were advised of these protocols. She agreed to do so. This conversation took place two days before the start of the radon test.
The day of the start of the test I arrived at the house at the scheduled time, let myself in and verified that all exterior doors and windows were closed. They were. I placed my device, got it started and (as usual) left my Radon Measurement Instructions on the kitchen counter along with my RADON TEST IN PROGRESS - DO NOT DISTURB sign.
Later the occupant called me to let me know that no one had notified them the radon test was going to be done (much less to explain the test protocols to them). She said they had left the windows open the previous night and only closed them at 8 AM before leaving the house. So instead of having closed-house conditions for 12 hours per EPA protocols we only had them for 6 hours before the start of the test. That's not good for a 48-hour test.
I know, I know. Some of you are probably saying I could have extended the test to 96 hours and I would not have needed the 12 hour period before the start of the test. Unfortunately the device I was using was set up for a 48-hour test and I could not extend it. (It's complicated. Don't ask.)
So, I had to tell my client that the test was invalid.
This was an unfortunate but completely avoidable situation. I did nothing wrong. My client did nothing wrong. But the Realtor and his assistant failed to do their jobs. So far I have not had any fallout from this incident.
Which leads to my questions for those of you who do radon testing . . .
1) Do you use a "Non-Interference Agreement" (NIA), "Radon Measurement Instructions" (RMI) or something similar?
2) If so, is it a separate form or is it a part of your Radon Measurement Agreement?
3) Who signs it? The client? The Realtor? The occupant? Remember, the client is usually not living in the house when we do a radon test. The typical radon test is for a buyer with the seller living in the house.
4) What does your NIA or RMI say?
5) How and when do you convey the NIA or RMI to whoever signs it? Do you e-mail or fax it to the Realtor and let them handle it? Or do you contact the occupant directly?
6) Do you require a signed NIA or RMI before you start the radon test?