EXTERIOR

• Plants and shrubs touching your house should be trimmed and tree branches touching your roof line should be trimmed as well.  Plants and shrubbery  in contact with your house will allow moisture to decay exterior finishes and allow Wood Destroying Insects a habitat.
• Check for wide gaps in your concrete slabs (walks & drive), especially at your foundation line, caulk as necessary.  Wide gaps will allow moisture under your slabs and cause movement which can lead to an expensive concrete replacement. 
• Test your frost proof hose bibs, to do so turn your hose bib on (with out a hose attached) then turn off, a small amount of water should drain from the hose bib which would mean the valve is working correctly.  Malfunctioning hose bibs can be expensive when they freeze and rupture.
• Test exterior GFCI outlets, this is a safety item which should not be ignored, it is a matter of your safety.  If GFCI does not trip, have it replaced by a competent Electrician.
• Check all horizontal house trim especially above doors and windows for deteriorated or cracked caulking, replace as necessary.  When caulking is no longer effective, moisture may get inside your walls and cause mold growth or deteriorate your wall finishes.  Check for loose soffit material or loose siding which can allow insects inside your walls of attic.
• Check rain gutters and down spouts, clean as necessary.  Down spouts should drain 3' to 5' away from wall lines.
• Clean window wells as necessary, window wells clogged with leaves and debris can prevent proper drainage. The result can lead to water inside your basement or crawl space.
• Check decks and railings for loose planks or railings, re-secure as necessary.  If surface coating is worn re-coat with a UV protectant which can extend the life of your wood.
• Check fences and gates for loose screws, hinges & slats, correct as necessary.
• Check irrigation valves for leaks and drips, repair as necessary.  Irrigation valves are normally located next to foundation walls and if they continue to leak the moisture could get into basement or crawl space or the wet soil at footing area could cause settlement and wall cracking.

GARAGE

• Check garage door parts and hinges for loose bolts and screws, re-tighten as necessary.  Check auto reverse and photoelectric eyes and manual disconnect  for proper function. Defective components may create a safety hazard.  To test auto reverse function while door is in the closing position grasp bottom door edge with both hands, if you cannot reverse the doors operation with mild hand resistance the sensitivity should be adjusted.
• Door from garage to house should have self closing hinges or closure  to prevent the spread of fire or fumes into living quarters.
• Check in corners of garage for mouse droppings, exterminate as necessary.

BASEMENT / CRAWL SPACE

• Check around windows and perimeter walls for signs of moisture.  If moisture does exist a specialist may be needed to determine cause. Moisture in basements and crawl spaces can lead to mold growth.
• Clean window tracks for easy operation, you may need these windows as means of egress.
• Check operation of sump pump, most pumps have an external float which can be moved in an upward motion to activate pump.
• If furnace is located in basement check filter.  Filters should be changed every couple of months through the winter season.
• At top of Gas Water Heater check around vent cap for dark residue, this is usually caused from back drafting, consult a licensed plumber for repairs.

KITCHEN

• Test GFCI outlets, a defective GFCI can lead to electrical shock.  All outlets within six feet of wet areas should be GFCI protected. If outlet fails have a qualified Electrician replace.
• Check for leaks under sinks, some leaks go un-noticed and can lead to expensive floor and cabinet repairs.
• Clean under Refrigerator and if coil is accessible clean it also.  Keeping these clean can prolong the life of the Refrigerator and improve healthy air quality.
• Check for loose caulking around sinks and counter tops, replace as necessary.  Loose caulking can allow moisture to come in contact with particle board which is under the formica surfaces and swells easily.
• Clean aerator on faucet, small particles in water accumulate on screens and restrict water flow.
• Check for anti-tip bracket on range/oven, install if missing.  This bracket prevents unit from tipping if child climbs on oven door.

BATHROOMS

• Check GFCI's for proper operation, have replaced if defective. GFCI outlets are required for areas within 6' of wet areas.
• Check for leaks under sinks, some leaks go un-noticed and can lead to expensive floor and cabinet repairs.
• Check for loose caulking around sinks, tubs and counter tops, replace as necessary.
• Clean aerator on faucet, small particles in water accumulate on screens and restrict water flow.
• Check for loose water closet (toilet) or signs of moisture around bottom of toilet.  Toilets can become loose over time, re-tighten or replace wax ring as necessary.

INTERIOR AREAS

• Have carpets professionally cleaned on an annual basis, this can extend the life of your carpets and promotes air quality.
• Use hose type vacuum cleaner to clean floor ducts, floor vents usually lift out without the need of tools, it is amazing how much lint and debri can collect in floor vents and go un-noticed, this will also promote healthy air quality.
• Test Smoke Detectors/Alarms and replace batteries on an annual basis.  Replace defective detectors.  Smoke alarms should be tested once a month and Experts agree Smoke Alarms and Detectors should be replaced after ten years.
• Test CO Detectors and replace batteries. CO Detectors should be tested once a month and Experts agree CO Detectors should be replaced after ten years.  Colorado State Law requires sellers of homes to provide a CO Detector within 10' to the entrance of sleeping quarters.
• Test AFCI (arc fault current interrupters) breakers in electrical panel if equipped.
• Check Fire Extinguishers, most have a gauge close to the handle, the dial should indicate charged or in the green zone, if not replace or have recharged.
• Having your home tested for Radon on an annual basis is recommended.  Radon levels can change with seasons and from year to year.  EPA declares Radon is the second leading cause of Lung Cancer, Radon Gases can be prevented by installing a Mitigation System.

  Inspections Done Right

What is Radon?
Radon is a colorless and odorless radioactive gas that is produced by the radioactive decay of radium. Radium is a product of a decay chain beginning with uranium, a naturally occurring radioactive element. Radium is found in trace amounts in nearly all rocks,soils,and groundwater as well as building materials, plants,animals,and the human body.

Where is Radon Found?
Radon is a natural component of the air we breathe. Radon gas decays to solid particles called radon decay products. Inhaled radon decay products account for more than two thirds of the natural background radiation dose to members of th epublic. Scientists have long known about the radiation dose from radon, particularly to miners; however, the general public in the United States became aware of the potential risk of radon in homes in the 1980s.

The map below shows the concentration of mapped Radon zones, notice we in Colorado are in the Highest  Zone 1.
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Is Radon Harmful to Your Health?
Radon is the second most important cause of lung cancer after cigarette smoking. Radon exposure is also considered the  primary cause of lung cancer in individuals who have never smoked. The majority of radon related lung cancers are attributable  to long term exposures at low or moderate concentrations since most of the exposures occur at these lower concentrations. Adverse health effects, other than lung cancer, have not been consistently demonstrated in epidemiological studies. 

How is Radon Measured?
Radon concentration is a measurable quantity that is related to the amount of radiation that would be emitted by radon and its decay  products in a liter of air.  Radon concentration in air is expressed in units of picocuries per liter (pCiL).Higher radon concentrations and smoking habits are related toa;higher potential for adverse human health effects. The concentration to which an individual is exposed can be influenced by that persons lifestyle,such as time spent indoors, building construction,local geology, and other environmental factors

What Level of Radon is Acceptable?
The U.S. EPA has established guidelines for exposure to radon in homes. At levels of 4pCiL or more, the U.S. EPA encourages members of the public to take steps to reduce the radon concentrations and to consider action at levels above 2pCiL. The Health Physics Society concurs with the U.S. EPA guideline of 4pCiL. However, because 4pCiL is not a definite line between safe and unsafe, the HPS also agrees with the EPA s recommendation to consider action at levels below 4pCiL. Recent residential epidemiological studies have demonstrated that there is a statistically significant increased risk of lung cancer at concentrations below the U.S. EPA s action level of 4pCi/L.

How do I know if My Radon Levels are High?
You should have your home or building tested by a Certified Radon Measurement Professional.   Closed house conditions are required 12 hours prior to deployment of the tests and for the 48 hours during the test.  Closed-house conditions means keeping all windows closed, keeping doors closed except for normal entry and exit, and not operating fans or other machines which bring in air from outside.  Fans that are part of a radon-reduction system or small exhaust fans operating for only short periods of time may run during the test.

How Long does a Radon Test Take?
Many different types of Radon Measurement Devices are available.  Short term tests require a minimum deployment tome of 48 hours to 7 days.  For the Radon tests I conduct I use either a Charcoal Liquid Scintillation which is two small vials of activated charcoal  or Activated Charcoal Adsorption container filled with activated charcoal and covered with a screen and filter.   Both of these types are deployed for 48 hours.  Long  term can be a Continuous Monitoring which could be in place for a year.

What can be done if my Levels are High?
For existing homes with radon concentrations at or above 4pCiL, proper radon mitigation can almost always reduce levels to below 2pCiL. Homeowners, or others responsible for a particular building, should contact a qualified radon mitigation specialist to determine the appropriate actions to be taken to reduce indoor radon concentrations. Confirmation tests should be made after mitigation to ensure that the system is working properly.

What if I Plan to Build a New Home?

For new construction, particularly in areas designated by the U.S. EPA or state radon programs as  having the potential for indoor radon  concentrations exceeding 4 pCi/L, radon‐reducing features or a full mitigation system should be installed at the time of construction. Nationwide, the average cost of installing radonresistant systems in new construction is in the range of several hundred dollars,  while the cost of mitigating an existing home often exceeds $1,000. 

RADON AND HOME SALES?
More and more, home buyers and renters are asking about radon levels before they buy or rent a home. Because real estate sales happen quickly, there is often little time to deal with radon and other issues. The best thing to do is to test for radon NOW and save the results in case the buyer is interested in them. Fix a problem if it exists so it won't complicate your home sale. You can also use the results of two short-term tests done side-by-side (four inches apart) to decide whether to fix your home.

Inspections Done Right