Bruce Breedlove
07-10-2008, 07:51 PM
This one was a first for me.
Recently I was hired to perform a post-mitigation radon test for a buyer. A previous radon test showed a radon level of 15 pCi/L and the seller agreed to install a mitigation system. The house is a tri-level with about half of the footprint on a crawlspace and the other half on a slab. The mitigator installed a sub-membrane system in the crawlspace and the buyer, not being familiar with this kind of system, wanted proof that the mitigation system was really working before he closed on the house.
The buyer hired me because with my devices (E-PERMS) I am able to give him results very shortly after completing the test. I started the test late on a Monday afternoon (a couple of hours after he called me) and arranged to retrieve my devices 48 hours later. That way the buyer could have his report in plenty of time before his Thursday morning closing.
While we were at the house I explained to the buyer how the mitigation system works and showed him the indicator gauge and how to read it as well as the fan and discharge point outside. Everything looked fine with the mitigation system. The buyer was concerned that the mitigation system might not be effective because it was only "mitigating" half the house.
The house was vacant and before leaving I left notices at the test location and on the front door. ("Radon test in progress. Do not tamper. Keep doors and windows closed. etc.")
When we met to retrieve my devices on Wednesday I observed that my notice on the front door was missing (indicating someone may have entered the house during the interim). When we opened the door my notice was lying on the floor just inside the door. No big deal. Realtors and sellers do that all the time.
We made our way to the basement where I was conducting the radon test and I took a glance at the radon mitigation system gauge just to make sure it was still running. I was shocked to see it pegged on zero. I immediately told the buyer his test was invalid because the mitigation system had been shut off sometime during the test.
We were having trouble getting some of the basement lights to come on (some worked and others didn't) so I sent the buyer up to check the main panel in the garage to see if some of the breakers had tripped or had been flipped off. He came back to tell me the panel was gone and a new one was partially installed. (The new panel was hot but only a few of the circuits were wired. The circuit for the mitigation system fan was not one of them.)
So, completely ignoring my notice not to interfere with the radon test, the electrician shut down the mitigation system so he could do his work. I can also assume - because the afternoon high was upwards of 90 degrees - that the electrician worked with the garage door open for ventilation and light - reason enough to invalidate the radon test.
The buyer had no idea the seller was going to replace the main panel. He told me that his home inspector discovered the air conditioning system was installed a couple of years ago without a permit so he asked the seller to get the A/C system permitted and signed off. I can only assume that when the building inspector came to inspect the installation he found something he didn't like and required repairs that led to replacing the entire panel. So much for saving money by not buying that permit.
The buyer was now left in a bind because 1) he did not know if the mitigation system was working properly and 2) there was not enough time to do another radon test before his closing the next morning. I told him I would not charge him for this test because the actions that invalidated the test were not his fault. I told him that I would process my devices and give him a report for an invalid test.
Interestingly, the measured radon level was 0.9 pCi/L (compared to 15 pCi/L originally). I told the buyer that it appears the mitigation system had brought down the radon levels in the house but, without knowing how long the mitigation system had been off, I did not know how much of the reduction could be attrributed to the mitigation system and how much was due to the garage door being open.
I guess now I need to modify my radon test instructions and agreement so this doesn't happen again. ("Do not remove main electric panel during radon test.")
Recently I was hired to perform a post-mitigation radon test for a buyer. A previous radon test showed a radon level of 15 pCi/L and the seller agreed to install a mitigation system. The house is a tri-level with about half of the footprint on a crawlspace and the other half on a slab. The mitigator installed a sub-membrane system in the crawlspace and the buyer, not being familiar with this kind of system, wanted proof that the mitigation system was really working before he closed on the house.
The buyer hired me because with my devices (E-PERMS) I am able to give him results very shortly after completing the test. I started the test late on a Monday afternoon (a couple of hours after he called me) and arranged to retrieve my devices 48 hours later. That way the buyer could have his report in plenty of time before his Thursday morning closing.
While we were at the house I explained to the buyer how the mitigation system works and showed him the indicator gauge and how to read it as well as the fan and discharge point outside. Everything looked fine with the mitigation system. The buyer was concerned that the mitigation system might not be effective because it was only "mitigating" half the house.
The house was vacant and before leaving I left notices at the test location and on the front door. ("Radon test in progress. Do not tamper. Keep doors and windows closed. etc.")
When we met to retrieve my devices on Wednesday I observed that my notice on the front door was missing (indicating someone may have entered the house during the interim). When we opened the door my notice was lying on the floor just inside the door. No big deal. Realtors and sellers do that all the time.
We made our way to the basement where I was conducting the radon test and I took a glance at the radon mitigation system gauge just to make sure it was still running. I was shocked to see it pegged on zero. I immediately told the buyer his test was invalid because the mitigation system had been shut off sometime during the test.
We were having trouble getting some of the basement lights to come on (some worked and others didn't) so I sent the buyer up to check the main panel in the garage to see if some of the breakers had tripped or had been flipped off. He came back to tell me the panel was gone and a new one was partially installed. (The new panel was hot but only a few of the circuits were wired. The circuit for the mitigation system fan was not one of them.)
So, completely ignoring my notice not to interfere with the radon test, the electrician shut down the mitigation system so he could do his work. I can also assume - because the afternoon high was upwards of 90 degrees - that the electrician worked with the garage door open for ventilation and light - reason enough to invalidate the radon test.
The buyer had no idea the seller was going to replace the main panel. He told me that his home inspector discovered the air conditioning system was installed a couple of years ago without a permit so he asked the seller to get the A/C system permitted and signed off. I can only assume that when the building inspector came to inspect the installation he found something he didn't like and required repairs that led to replacing the entire panel. So much for saving money by not buying that permit.
The buyer was now left in a bind because 1) he did not know if the mitigation system was working properly and 2) there was not enough time to do another radon test before his closing the next morning. I told him I would not charge him for this test because the actions that invalidated the test were not his fault. I told him that I would process my devices and give him a report for an invalid test.
Interestingly, the measured radon level was 0.9 pCi/L (compared to 15 pCi/L originally). I told the buyer that it appears the mitigation system had brought down the radon levels in the house but, without knowing how long the mitigation system had been off, I did not know how much of the reduction could be attrributed to the mitigation system and how much was due to the garage door being open.
I guess now I need to modify my radon test instructions and agreement so this doesn't happen again. ("Do not remove main electric panel during radon test.")