RADON AND THE REAL ESTATE PROFESSIONAL

1
Conducting MeasurementsIllinois Department of
Nuclear Safety Protocols.
2
Objectives

• To be able to properly deploy radon and radon
  decay product measurement devices.
• To be able to interpret the results of radon and
  radon decay product measurement devices in
  determining the need for mitigation.
• To be able to assess the quality and confidence
  of radon measurements.

3
MEASUREMENT PROTOCOLS IDNS

• Measurement location
• Short Term or long-term measurement shall be made
  in EACH lowest structural area suitable for
  occupancy.(Example split-level building with
  basement, slab-on-grade room and a room over a
  crawl space shall have measurements made in all
  of the above.

4
MEASUREMENT PROTOCOLSIDNS

• Measurements SHALL be made in rooms that are
  regularly used, such as family rooms, living
  rooms, dens, playrooms and bedrooms.
• Charcoal canisters of any type SHALL not be
  placed in bathrooms, kitchens, laundry rooms, spa
  rooms or other areas of high humidity.
• Radon in air measurements SHALL be made
  concurrently with or prior to any diagnostic
  radon in water measurements.

5
MEASUREMENT PROTOCOLSIDNS

• MEASUREMENT DEVICES SHALL BE
• Undisturbed during the test period
• At least three feet from doors, windows to the
  outside, or ventilation ducts, and out of the
  direct flow of air from ventilation ducts.
• At least one foot from exterior walls.
• At least 20 inches to six feet from the floor.

6
MEASUREMENT PROTOCOLSIDNS

• Four inches away from other objects horizontally
  or vertically above the detector
• Four feet from heat, fireplaces and furnaces, out
  of direct sunlight
• Measurement devices may be suspended in the
  general breathing zone and, and if suspended,
  shall be at least 20 inches to six feet above the
  floor.

7
INITIAL MEASUREMENTS

• THE INITIAL MEASUREMENT SHALL BE A SHORT TERM
  MEASUREMENT THAT MAY RANGE IN DURATION FROM 48
  HOURS TO 90 DAYS, DEPENDING ON THE MEASUREMENT
  DEVICE USED.
• Short term measurements SHALL be made under
  closed-building conditions.

8
Bedroom Nightstands or Tables Make Good Locations
3 feet min.
12 inches min.
20 inches min.
9
Weather Concerns forShort-Term Tests

• Tests lasting less than 96 hours shall not be
  conducted during unusually severe storms or high
  winds.
• The National Weather Service defines a severe
  storm as a storm that generates winds of 58 mph,
  and or 3/4 inch diameter hail and that may
  produce tornadoes -- not necessarily in that
  order.

10
Measurement Protocols Interpretation Depend On
Purpose

• Home Environment Testing (IDNS)
• Real Testing Guidelines for Real Estate
  transaction (Rev. 4 (3667)
• Post-mitigation measurements (IDNS)
• Diagnostic measurements (IDNS)
• Schools and large buildings
• Device protocols dictate SOPs

11
What Room Is Tested?IDNS ADOPTED RULE

• Short Term or long-term measurement shall be made
  in EACH lowest structural area suitable for
  occupancy.(Example split-level building with
  basement, slab-on-grade room and a room over a
  crawl space shall have measurements made in all
  of the above.
• Not a closet, bathroom, kitchen, furnace room,
  storeroom, garage, crawl space, attic.
• Bedrooms, family rooms, living rooms, dining
  rooms are ideal, provided they are on the lowest
  lived-in level.

12
What room is tested?

• Not a closet, bathroom, kitchen, furnace room,
  storeroom, garage, crawl space, attic. (May test
  in these areas but shall not be reported as a
  result on which to base mitigation)
• Bedrooms, family rooms, living rooms, dining
  rooms are ideal, provided they are on the lowest
  lived-in level.

13
Follow-Up Measurements

• In same location as the initial test.
• Closed house conditions if follow-up test is
  short-term (i.e..., if initial result is gt 10
  pCi/L).
• Normal lived-in conditions if follow-up test is a
  long-term test (i.e..., if initial test was
  between 4 and 10 pCi/L).

14
Interpretation of ResultsHOME ENVIRONMENT FACTS

• If the initial measurement result is less than
  4.0 pCi/L, follow-up measurements are probably
  not needed.
• Homeowner may want to test again sometime in the
  future.
• If living patterns change and a lower level
  becomes occupied, lower level should be tested.

15
Interpretation of ResultsHOME ENVIRONMENT FACTS

• If long-term follow-up result is between 4 pCi/L
  and 9.9 pCi/l follow up with a long-term test.
• If short-term test if 10pCi/l or greater, follow
  up with another short term test. If second result
  is confirmatory, IDNS recommends mitigation.
• Homes tested using this protocol should never be
  mitigated on the basis of a single short-term
  test.

16
Real Estate Testing - Option 1Sequential Testing
YES
NO
17
Interpreting Results ofSequential Method for
Real Estate

• Initial and secondary test placed in same
  location.
• No requirement that the results of each of the 2
  measurements be the same.
• In fact, some difference is expected because of
  normal variation of radon (diurnal, barometric
  pressure, rain, etc.).
• Report each result and average of the two for
  each individual level tested. Basement 4.1 and
  4.3 4.2, Room above crawl 2.4 and 2.6 report as
  2.3

18
Real Estate Testing - Option 22 Simultaneous
Tests
19
Simultaneous Test

• Two tests, 48 hours or longer, performed at the
  same time.
• Two Detectors, four inches apart, in each level
  of the home in contact with the soil.

20
Evaluating Simultaneous Tests

• Calculating the Relative Percent Difference
  provides a measure of confidence
• Average Result 1 Result 2
• 2
• RPD (Result 1 - Result 2) x 100
• Average of both results
• Should be within expected limits for type of
  device used.

21
Interpreting Simultaneous Real Estate Tests 1
Above and 1 Below

• If one test result is above 4.0 pCi/L and the
  other is below 4.0 pCi/L, and higher one is less
  than twice the lower one, use results.
• Report individual readings and average.
• Examples
• Results of 3 pCi/L and 5 pCi/L are OK
• Results of 3 pCi/L and 7 pCi/L are not OK
• Report as outside of range. Re-test.

22
Interpreting Simultaneous Real Estate Test Both
Are Above 4.0

• If both tests are above 4.0 pCi/L, a 36 relative
  percent difference is expected. Results used
  regardless of agreement.
• Report results and their average.
• Examples
• Results of 7 pCi/L and 8 pCi/L are OK
• Results of 17 pCi/L and 36 pCi/L are a concern
• Report results and investigate error

23
Interpreting Simultaneous Real Estate Tests Both
Below 4.0

• If both tests are below 4.0 pCi/L, 67 relative
  percent difference (RPD) or better is expected.
  Results are used regardless of RPD.
• Report results and their average.
• Examples
• Results of 2 pCi/L and 3 pCi/L are OK
• Results of 1 pCi/L and 3.5 pCi/L are a concern.
• Report results and investigate error

24
Real Estate Testing - Option 3A Single
Continuous Monitor
48 Hour test with Continuous Monitor that
measures and reports in increments of 1 hour or
less
YES
NO
Average gt 4.0 pCi/L
25
Requirements for Use of Single Continuous Monitor
for Real Estate

• Single CR, or CW must integrate and record hourly
  or more frequently.
• Monitors that do not record at least hourly must
  be used with another passive or active device
  using either the sequential or simultaneous
  method.
• First four hours of test may be disregarded, but
  44 contiguous hours required for average.

26
Ways to Prevent or Detect Tampering

• A print-out of continuous monitor helps detect
  unusual measurement swings.
• Motion detectors can determine if device is
  moved.
• Proximity detectors reveal presence of people.
• Record barometric and weather conditions.
• Record room temperatures to assess the opening of
  windows.

27
More Ways to Detect Tampering

• Specialty tapes on exterior doors and windows can
  be used to detect their being opened.
• Place device in a particular position that
  handling would be difficult or detectable.
• Dont use devices that provide a read-out to
  occupant.
• Homeowner agreement with cost consequences.

28
Ethics

• In most states radon measurements represent
  confidential information between tester and
  client.
• Incorrect protocols Shall be brought to
  attention of ILLINOIS DEPARTMENT OF NUCLEAR
  SAFETY by filing a non-conformance report.
• Homeowners and clients are not bound to perform
  follow-up measurements, etc. but tester is to
  advise and recommend to client.

29
States Territories Requiring Radon Disclosure
in Real Estate Transfers

• Alaska
• California
• Colorado
• Connecticut
• Delaware
• Florida
• Hawaii
• Illinois
• Indiana
• Iowa
• Kentucky

• Maine
• Maryland
• Michigan
• Mississippi
• Missouri
• Montana
• Nebraska
• New Hampshire
• New Jersey
• North Carolina
• Ohio

• Oregon
• Pennsylvania
• Puerto Rico
• Rhode Island
• South Dakota
• Texas
• Virginia
• Washington
• Wisconsin

30
Typical Sellers Property Disclosure Form
Only way to know is to test!
31
Post-Mitigation MeasurementsAssess Success of
Mitigation

• Perform between 24 hours and 30 days after
  mitigation. Follow same protocols as original
  test.
• Perform in same location as pre-mitigation tests.
• A minimum short-term test is to be conducted with
  an IDNS licensed LAB .
• Long-term testing, and re-testing once every 2
  years to be recommended.

32
Diagnostic Measurements Aid the Design of a
Mitigation System

• Can be continuous monitors to determine unusual
  entry patterns.
• Can be sniffing measurements taken at suspected
  entry points.
• Are interpreted as relative indicators.
• No protocols for interpretation other than those
  associated with the device itself.

33
School Testing Protocols - Defacto Protocols for
Large BuildingsAdopted Rule Part 422.130 f. 7)

• Slab on grade Design. Measure all
  frequently-occupied rooms in contact with the
  ground.
• Open-plan or Pod design. If sections of a pod
  have moveable walls that can physically separate
  them from other sections, measure each section
  separately. If moveable walls are absent or
  inoperable, measure the pod as one room placing
  detectors every 2000 square feet.

34
School Testing Protocols - Defacto Protocols for
Large Buildings

• Crawlspace Design. Measure all rooms directly
  above an enclosed crawlspace.
• Basement Design. In addition to measuring all
  frequently-occupied basement rooms, measure all
  rooms above the basement that have at least one
  wall with substantial contact with the ground.

35
School Protocols (continued)

• Do test offices, classrooms, gyms, cafeterias,
  etc.
• Follow all other protocols for specific
  placement of device.

36
Homework Tonight!

• Answer review questions for Chapters 1 and 2 and
  as many of Chapter 3 as possible (located in back
  of book). Use answer sheet.
• Chapters 1 2 will be reviewed tomorrow morning,
  Chap. 3 in afternoon.