Radon Test - New Construction (recommendation, agent, condo, attorneys)

[muv2atl]

Hi - We are planning to buy a new construction home in Atlanta. During inspection we found Radon at almost 16 pci/l (basement). The builder called in a mitigation company and they put in an active mitigation system. I purchased an instant radon meter - Corentium 223 Digital Electronic Radon Gas Monitor from Amazon and measured the levels 48 hours after the system was put in place - the readings came to around 4.5 (2 day average). The builder in turn conducted a short term charcoal test (single) and the readings are around 3.4.

Find myself in a kind of bind with very little time to decide - which test should I go by - Can the mitigation company's work be trusted (they are certified on the GA website)

Any recommendations + thoughts ?? ....Thanks a lot.

[MikeJaquish]

You need a 90 day test for certainty.

"Long-term tests remain in your home for more than 90 days. "Alpha track" and "electret" detectors are commonly used for this type of testing. A long-term test will give you a reading that is more likely to tell you your home's year-round average radon level than a short-term test."
A Citizen's Guide to Radon | Radon | US Environmental Protection Agency

Does the mitigation firm guarantee their work with a written warranty?

And, at the levels you note, 4.5% vs. 3.4%, you are splitting hairs, IMO.
With your family living in the house, opening and closing doors, running vent fans, etc., your radon level should decrease.

I might consider requiring the builder to have the mitigation company run a 90 day test, with a guarantee that high levels will be addressed at that point. All in writing.

[muv2atl]

Thanks Mike - The mitigation company does have some type of warranty - though I am yet to see the same. Will push forward with the request for a Long Term test.

Is it a standard practice for a escrow $$ amount to be kept aside in these circumstances ?

Thanks once again.

[MikeJaquish]

Originally Posted by muv2atl

Thanks Mike - The mitigation company does have some type of warranty - though I am yet to see the same. Will push forward with the request for a Long Term test.

Is it a standard practice for a escrow $$ amount to be kept aside in these circumstances ?

Thanks once again.

"Standard Practice?"
I really have no clue. I have only seen elevated radon one time, and it was on a condo I was selling for myself.
We paid for the 90 day test, which was performed after closing, and the condo association agreed to cover the cost of remediation if necessary.

So, that was an entirely different experience. But, here I very seldom see money set aside after closing. Just about never, on any transaction. Lenders hate it and the closing attorneys don't want to hold it.

[muv2atl]

Thanks once again MikeJaquish

[MikePRU]

Originally Posted by MikeJaquish

You need a 90 day test for certainty.

"Long-term tests remain in your home for more than 90 days. "Alpha track" and "electret" detectors are commonly used for this type of testing. A long-term test will give you a reading that is more likely to tell you your home's year-round average radon level than a short-term test."
A Citizen's Guide to Radon | Radon | US Environmental Protection Agency

Does the mitigation firm guarantee their work with a written warranty?

And, at the levels you note, 4.5% vs. 3.4%, you are splitting hairs, IMO.
With your family living in the house, opening and closing doors, running vent fans, etc., your radon level should decrease.

I might consider requiring the builder to have the mitigation company run a 90 day test, with a guarantee that high levels will be addressed at that point. All in writing.

I work in an area of the country where radon is quite common. I can say I've seen higher radon test results than what you've posted and installing a mitigation system has never failed to lower the level's below the 4.0 guideline the EPA recommends.

I once had a client buy his own inexpensive radon meter. It was pretty inaccurate from what I recall. It can also take a few days for the system to lower levels.

First, I would go back and run the two types of test again. If your meter still comes out higher then my guess is your meter is probably inaccurate. You can try to request a 90 day test, but given that your house is buttoned up enough that you're even performing a test I'm guessing your closing is scheduled for the near future and that might be tough to get. I would definitely want to see the warranty paperwork for the mitigation system and I would want to call around and find out if the company is reputable and honors the warranty. Your agent will probably be able to inform you about this.

[muv2atl]

Thanks MikePru

The mitigation company is a large national one - they sub-contracted the install and had a certified person come in after that to certify the install. I have not yet received a formal guarantee document from them- though I have been told that I would be covered for an year. To your point will ask for the same.

Thanks once again