Important Information Regarding

Your Radon Mitigation System

 

 

A radon mitigation system has been installed in your building to lower radon levels. As the homeowner, you are responsible for the following:

 

1. Monthly monitoring of the system to confirm its proper operation.

2. Conducting retests for radon levels at least every two years.

 

We kindly ask you to thoroughly review this document to gain a comprehensive understanding of the operation of your radon system and the necessary steps to take if it malfunctions. This document must remain attached to the system for reference by current and future occupants. Please refrain from removing it.

 

For service inquiries or questions, please contact:

Company Name:                    Summit Radon Systems  LLC

Email:                                        SummitRadonSystems@gmail.com

Phone:                                       928-264-6465

Installer’s Name:                      Steve Smith

NRPP Certification #               112436-RMS  

 

**Operation, Maintenance, and Monitoring Plan (OM&M Plan)**

 

This information package is intended for the building owner or occupant and contains essential details regarding the operation, maintenance, and monitoring of the radon mitigation system. The system installed is known as an active soil depressurization (ASD) system, which extracts radon from the air beneath the building through a PVC pipe and vents it outside above the roof. A continuously running fan facilitates this process, preventing radon from entering the home.

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**Radon Mitigation System Fan Monitors**

 

Each radon mitigation system is required to have two fan monitors: 1) a u-tube manometer or Minihelic and 2) an active notification monitor.

 

 

**U-Tube Manometer**

The u-tube manometer utilizes colored fluid in a tube to visually indicate the functionality of the radon system. A small tube connects to a hole in the radon pipe, and the suction from the fan draws the fluid upward. Upon installation, a reading is taken and recorded on a sticker next to the u-tube manometer. This monitor does not measure radon levels; rather, it indicates suction in the pipe. If the fluid levels are equal, it suggests that the fan has ceased functioning or another component of the system is malfunctioning.

 

** Minihelic**

This is a gauge to visually indicate the functionality of the radon system. A small tube connects to a hole in the radon pipe, and the suction from the fan and moves the needle on the gauge. Upon installation, a reading is taken and recorded on a sticker next to the minihelic. This monitor does not measure radon levels; rather, it indicates suction in the pipe. If the gauge reads zero, it suggests that the fan has ceased functioning or another component of the system is malfunctioning.

 

**Active Notification Monitor**

The active notification monitor provides a visual light and/or audible alert if the radon mitigation system ceases to operate. This monitor measures either airflow or air pressure within the pipe. Various monitoring devices with differing features exist, so it is advisable to consult your monitor’s operational manual.

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Both fan monitors should be inspected monthly to ensure the proper functioning of the mitigation system. Additionally, the power source for the active notification monitor should be checked monthly, as it may be plugged in or powered by batteries. If the minihelic reading or manometer fluid levels are equal or significantly different from the initial reading, or if the active notification monitor alerts, the system may not be operating correctly. Before contacting the installer for service, please ensure that the monitor tubing is properly connected to the pipe and is not kinked, and that power is supplied to the fan. If issues persist, please reach out to the installer.

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**When to Test and What the Test Results Mean**

Following the installation of a radon system, it is mandatory to conduct a radon test to verify its effectiveness in reducing radon levels. This testing may be performed by a licensed radon mitigation professional, an independent licensed measurement professional, or the homeowner. To fulfill the retesting requirement, a short-term radon test must be conducted between 24 hours and 30 days after the installation of the radon mitigation system.

 

Once the initial retest is completed and the radon levels are low, it is crucial to continue testing the building every two years, as radon levels can fluctuate. If feasible, conduct radon testing during the winter months when the heating system operates continuously, as this is likely to yield more accurate results.

 

**Radon Test Results**

If test results indicate levels of 4.0 pCi/L or greater, it is necessary to address the building to mitigate exposure to radon concentrations that meet or exceed the Environmental Protection Agency’s action level. If a radon mitigation system is already in place, further measures may be required to lower the radon levels.

 

If test results fall between 2.0 pCi/L and 4.0 pCi/L, consider addressing the building if the test result exceeds 2.7 pCi/L. Again, if a radon mitigation system is installed, additional work may be necessary to further reduce radon levels.

 

If the test result is 2.0 pCi/L or below, the radon levels are considered low

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**Radon Test Result: Less than 2.0 pCi/L**  

**Low Radon – No Immediate Action Required**  

A reading below 2.0 pCi/L is excellent news! This indicates that your radon levels are currently low, and no immediate action is necessary. However, as radon levels can vary over time, it is advisable to continue monitoring.

 

**Radon Test Result: 2.0 pCi/L to 4.0 pCi/L**  

**Moderately Elevated – Consider Mitigation** 

A reading between 2.0 and 4.0 pCi/L suggests moderately elevated radon levels. The World Health Organization recommends considering mitigation for levels of 2.7 pCi/L or higher. While the Environmental Protection Agency’s action level is set at 4.0 pCi/L, it is prudent to contemplate measures to reduce radon levels within this range, particularly if children or pets are present. Ongoing monitoring will help you better understand your average exposure, and long-term monitoring is essential for accurately determining the average radon level.

 

**Radon Test Result: 4.0 pCi/L or Higher**  

**High Radon – Action Required**  

If your test result is 4.0 pCi/L or higher, it is imperative to take action to address the radon levels in your home. The EPA has established 4.0 pCi/L as the action level, as prolonged exposure at these concentrations significantly elevates the risk of lung cancer.

**When to Retest**

Retesting should occur every two years for buildings with a radon mitigation system to ensure its continued effectiveness in lowering radon levels. For buildings without a radon mitigation system, retesting is recommended every five years. Testing to confirm ongoing effectiveness should coincide with any sale of the building and after any of the following events occur:

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• New adjoining additions, structures, or parking lots;

• Building reconfiguration or rehabilitation;

• Occupation of a previously untested ground contact area or a newly occupied home;

• Alterations to heating or cooling systems affecting air distribution or pressure relationships;

• Significant changes to ventilation due to extensive weatherization efforts;

• Major openings to soil resulting from groundwater or slab surface water control systems or sewer line modifications;

• Natural settlement causing significant cracks;

• Nearby earthquakes, blasting, fracking, or sinkhole formation;

• Alterations to an installed mitigation system.

 

**Important Factors Affecting the Radon Mitigation System**

Radon levels within a building can be influenced by various factors. Below are items of which the homeowner should be aware that may impact the radon mitigation system or radon levels and may require future attention.

 

**Openings to the Soil**

Certain openings to the soil may not be accessible or sealable by the licensed mitigation professional, potentially diminishing the efficiency and effectiveness of the radon system. Instances where sealing is not feasible are noted below:

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• Openings to the soil beneath the basement bathtub/shower cannot be sealed.  

• Large cracks in the floor that are covered and cannot be sealed.  

• Gaps between the floor and wall around the basement perimeter that cannot be completely sealed due to groundwater drainage into a waterproofing system.  

• Crawlspace areas or sections of the soil barrier that cannot be sealed.  

• Openings to a well casing within the building that must be sealed by a licensed contractor.  

• Other openings that cannot be sealed.  

 

**Air Exchanger**

Heat Recovery Ventilators or Energy Recovery Ventilators (ERV) (air exchangers) can significantly influence radon levels in a building and may be utilized in conjunction with a radon mitigation system.  These systems are  more effective if the system is unbalanced, thus positively pressuring the property. Filters should be cleaned and maintained as per the manufacturer’s recommendations.  

 

**System Freeze-up**

System freeze-up occurs when ice accumulates in the pipe, hindering proper venting of radon. Prolonged cold temperatures can lead to system freeze-up, resulting in increased radon levels within the building. If this occurs, the u-tube manometer fluid will be even, and the active monitor should alert you. If this happens regularly (annually or every few years), the pipe may require insulation in unconditioned areas or other modifications to prevent freeze-up. Please contact the licensed installer to implement these changes.  

 

**Estimated Annual Operating Costs**

The radon mitigation system fan continuously consumes electricity, and the estimated cost to operate the fan is provided below based on a rate of $0.10 per kilowatt hour (kWh). This estimate does not account for additional energy costs that may arise from heated or cooled air being vented outside through unsealed openings to the soil.  

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• Small fan (20 watts = $17.47 per year)  

• Medium fan (60 watts = $52.42 per year)  

• Large fan (150 watts = $131.04 per year)  

• Extra large fan or stacked fans (300 watts = $262.08 per year)  

 

Retest after 2 years is the responsibility of:  

The property owner to hire a licensed radon measurement professional  

 

**Guarantees and Warranties**

**Radon Reduction Guarantee**  

The installed radon mitigation system does not guarantee reduction to specific radon levels.  

 

**System Warranty**  

The installed system has a warranty of one year on parts & year on labor. Conditions of the warranty are that system has not been modified in any way since installation.  

 

 

 

 

 

 

 

For further guidance, it is recommended to contact the state or local radon office. Resources include the National Radon Hotline at 1-800-SOS-RADON (1-800-767-7236) and the Arizona Department of Health Services at 602-542-1025 and at https://www.azdhs.gov/licensing/radiation-regulatory/radon/index.php.