Tom Camp Inspection Services, LLC

It seems more people are becoming concerned with Radon gas in their homes or the homes they plan to buy. The EPA is largely responsible for this concern due to their efforts to keep the public informed about air quality in and around the home.(Much of the information from this article is from the EPA’s website.) So It is not uncommon to schedule a Radon Test with a Real Estate Home Inspection.

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

 I just read an article from, David Myers of the Chicago Daily Herald entitled, "There's Never a Good Reason to Avoid Paying for a Home Inspection."  Mr. Myers debates with a reader about  whether a home inspection is worth the money or not.  The reader writes that a home inspection is really not necessary since the seller is legally obligated to disclose defects.
  Mr. Myers corrects the reader stating that the seller only has to disclose 'KNOWN" defects and that a professional home inspector knows how to FIND these defects (my emphasis) – well worth a few hundred dollars since a professional home inspection is "Cheap Insurance."  A home inspection (or commercial property inspection) is both cheap insurance and a powerful price negotiation tool for both the buyer and seller of a home worth hundreds of thousands of dollars. It can keep you out of court where your you may or may not collect damages for property defects.
  He provides a good example:
"For example, say you purchased a house without ordering an inspection, and it slid off the foundation when the first rainstorm arrived. The only way you could collect damages from the seller would be to prove that he knew about the problem – or at least should have known – and failed to disclose it to you. At best, you would have to spend thousands of dollars in legal fees and countless hours in court pursuing a claim with an uncertain outcome.
Had you instead hired a professional inspector, it's likely that the inspector would have noticed telltale signs, such as fissures or buckling in the cement, that the foundation was giving way. You then could have negotiated with the seller to have the necessary repairs made, or simply use the contract's inspection contingency to cancel the sale and get your deposit back."
Like he said, "cheap insurance."  It certainly makes me feel pretty good about my career choice and the value that I can provide my clients with my years of construction and inspection experience. I know that I have helped people avoid some major problems in buying or selling a home and I am proud to be a NACHI Certified Home Inspector. Remember all "Home Inspectors" are not created equal, find a Certified NACHI Inspector to get the best value for your money.
Here is a link to the article: http://www.dailyherald.com/story/?id=337777&src=118.  I also saved a PDF copy of this article which you can find here – Daily Herald | There's never a good reason to avoid paying for a home inspection

     Inspections Done Right

Probably 30% of the homes I inspect have at least one bathroom that has carpet. 

Some of the advantages of a Carpeted bathroom are as follows.

• Carpet provides a non slip surface when exiting the shower or tub
• Carpet is warmer to your feet  in the winter
• Carpet is less expensive and quicker to install than Ceramic Tile
• Carpet has a warmer look to the bathroom.

Some of the disadvantages of Carpet in bathrooms

• Carpet and padding can act as a sponge and hold water
• Carpet can be more difficult to clean when soiled
• Carpet can hold urine and be undetected
• carpet can hold moisture from exiting the shower or tub
• Wet carpet can be a hiding place for mold

When left to grow mold can create structural damage, because mold can deteriorate a wood sub-floor or drywall and cause structural damage which can lead to costly repairs.  Carpet has a tendency to hold or foster bacteria which is one reason it is against code to carpet a commercial bathroom.

Precautions you should take if you have carpet in your bathrooms 

• Check often for moisture
• Make sure you have proper ventilation
• Make sure toilet is not leaking
• Carpet in bathrooms should be cleaned on a regular basis

The photo  is of a bathroom that was tiled but moisture  invaded the ceramic tile and went unchecked mold growth occurred and lead to costly repairs.

    Inspections Done Right

   www.tomcampinspectionservices.com

Living in Colorado Springs has some challenges when going about the annual duty of winterizing your home.  The following tips you will find helpful especially for this environment, some of these tips come from personal and sometimes expensive experiences.

Colorado Springs is a GREAT place to live and the winters are not as brutal as the North Eastern states, in fact we can have days in the 60's in the middle of winter.  With that in mind please read carefully the tips I propose, they are laced with problems I have seen in my Home Inspections.

DOORS and WINDOWS

Check the weather striping on your doors and windows, bad gaskets or weather striping can let in cold air and also moisture.  On the exterior of doors and windows check the caulking around the trim and especially the tops.  In winter snow can set on top of the trim for extended periods of time, if the caulking is deteriorated moisture can be introduced into walls or deteriorate trim and siding.

ROOF GUTTERS

Clean your roof gutters and down spouts of leaves and debris, clogged gutters can cause ice dams to form along roof edges and force moisture under roof shingles or behind facia and other trim.  This can lead to moisture inside the attic space or deteriorate trim which can be costly to repair.  Make sure down spouts drain roof water away from foundation and the ground itself is draining away from foundations, unlike the photo below.

SPRINKLER SYSTEM

You should drain or blow out your irrigation system (especially if it is PVC) after the growing season and hard frosts start to occur.  The bad part of frozen and broken pipes don't appear until spring when you re-energize your system.  Poly piping is more flexible and forgiving but still should be blown out.  If you don't have an air compressor and the knowledge call a professional, it can be cheaper in the long run.

YARD MAINTENANCE

Yard maintenance in Colorado Springs in winter can be challenging, the winter temperatures can vary from blizzard to spring conditions within a week.  In dryer winters you should water lawns and young trees a few times, or when spring arrives you find a lot of dead grass or trees.  With that in mind, when you do water make sure to disconnect your hoses from the hose bibs after use.  Hoses left connected can cause hose bibs to freeze and rupture, when thawing occurs and you hear water running inside your walls you will remember, I should have disconnected that hose. 
Flower beds close to your house should be cleaned, lots of dead leaves is a great food source for mold which can lead to mold spores which can invade your home. 

FIREPLACE

Fireplace chimneys should be cleaned every year to prevent build-up and chimney fires.  Make sure your damper is working freely, after you start a fire and the room fills with smoke is not the time to remember your damper.  Make sure your spark arrester is in good condition and vent cap is attached well.  Spark arresters are important especially in areas such as Colorado Springs due to the dead and often times dry foliage  in the winter time.  Brush fires are fairly common in winter in Colorado Springs and the surrounding area.

FURNACE

Furnaces should also undergo an annual cleaning by a professional, this can prolong the life of a furnace and makes the furnace more cost effective to run.
  Keep your furnace filter cleaned and make sure you have plenty on hand, they are inexpensive and can save money on your utility bills.  Make sure your venting is well attached to your furnace and water heater.  If blizzards occur check to make sure your roof vent is clear to prevent carbon monoxide from building up inside your house.  If you have an old thermostat consider changing to a programable thermostat  the wiring is usually lo-voltage and color coded the same as your old thermostat and easy to install.

CARBON MONOXIDE & SMOKE DETECTORS

One issue i come across a lot during my home inspections which can be a show stopper when selling your house is the absence of Carbon Monoxide detectors.  Change the batteries in detectors and if you don't have Carbon monoxide detectors consider replacing your old smoke detectors with the new combination smoke and carbon monoxide detector.  Many deaths have been attributed to Carbon Monoxide.  The new detectors are about $45.00, what is a life worth?

I too struggled on the best approach to a tamper resistant and affordable method to deploy my Radon Gas Detectors from Pro-Lab.  I took a trip to my favorite home improvement center and took with me a Radon Gas Detector bottle.  I went to the plumbing department with an idea of what I wanted to build.  The following is a list of items with photos and approximate costs to put this together.

2- 1 1/2” OD Crumb Cups         about $4.00
1 stick of aluminum angle         about $8.00
2- 1 1/4” PVC Couplings           about $1.00
2- 1 1/4” PVC Plugs                  about $2.00
1 bag cable ties                        about $3.00
1 cheap Tripod                         about $5.00

You could substitute the Aluminum angle for some other product ( I just had the aluminum on hand) and the Tripod I found at Goodwill ( part of an old portable projection screen ) for about $5.00.

I cut the angle to 30” long to maintain the appropriate distance between the Radon bottles.  I drilled a hole in the center of the PVC plug the size of the pop rivet I used and attached one plug to each end of the angle.  Then using clear PVC glue, glued the couplings to the plugs.

I drilled a hole in the center of the angle to attach it to the tripod and also drilled opposing holes near the top of the couplings for the cable ties.  Take one cable tie and attach the Crumb Cup (upside down) to the top of the coupling.
 

 When assembled and ready to deploy the Radon Gas Detector bottles, with the tripod setup, remove the caps and place them in the bottom of the coupling.  This will allow the top of the bottle to be level with the top of the coupling.  With the caps below the bottles you never wonder where you put them.   Place the Radon Gas Detector bottles in the couplings and install the other cable tie.  If you notice I have used red cable ties which I purchased in an electronics store, which the general public is not aware.  It would be difficult to block air flow to the Radon bottles.

  To retrieve the Radon Bottles use a small pair of side cutters and cut the long cable tie, (the short tie acts as a hinge) replace the caps and don't forget to fill out the rest of your "chain of custody report".  After I retrieve the samples I remove the bolt which holds the angle to the tripod so indeed it is very compact.

These stands are very compact, light, affordable and easy.

Don’t forget  to give the occupants good instructions on the closed house conditions required 12 hours prior to test and 48 hours for testing period.