Radon Testing
– According to the EPA, every county in Montana is at moderate to high risk of household radon exposure.
Radon is colorless, odorless and breathing it over prolonged periods can present a significant health risk. It is the second leading cause of lung cancer behind smoking. Without radon testing, you will not know if you and your family are exposed to elevated levels.
More and more real estate transactions now include radon testing as a contingency in the purchase agreement. Sellers should consider testing before listing their home to make it more attractive by letting potential buyers know that there is not a major radon risk.
Getting your home, school or business tested for radon is a simple process. Truer Inspections is a Certified Radon and Analytical Measurement Provider using calibrated Continuous Radon Measurement (CRM) instrumentation. We provide immediate results on-site. A CRM measurement provides the most accurate result possible in a 48-hour period with little to no disruption to your daily life. If radon levels are above EPA recommendations, mitigation is necessary to reduce radon levels.
Immediately after test completion we will review the findings, discuss the results and a detailed report will be emailed to you for your records.
Homeowners can test for radon themselves using passive charcoal canisters but a real estate transaction requires using two canisters. This process adds an additional 2 – 3 days beyond the 48-hour testing period for shipping and lab evaluation. Charcoal canisters are also sensitive to humidity, temperature and airflow which can affect accuracy. In addition radon decays at various levels throughout the day. Since charcoal canister measurements are biased toward the end of the sampling period, the result may not be truly representative if radon peaks and valleys are dramatic.
Multifamily Radon Testing – MFM, MAMF, MFMT
– The EPA estimates that radon exposures are estimated to cause 21,000 lung cancer deaths each year in the United States.
Recent HUD guidelines as outlined by EPA standards, require radon measurements for multifamily facilities, i.e., 5 or more units. The HUD requirements include radon testing of multifamily buildings according to the American National Standards Institute (ANSI) standard on multifamily buildings radon measurement. These rules apply to properties that will have HUD government loans, refinancing, sale, construction, and or renovations that utilize these types of loans.
All Multifamily Measurement MFM and Mitigation must be performed under the supervision of a Radon Professional. Truer is certified by the American Association of Radon Scientists and Technologists (AARST™) the National Radon Proficiency Program (NRPP®). Building categories include: apartment buildings, nursing homes, schools and other large buildings. The duration of a MFM survey and documentation program is usually 2-3 weeks.
Soil Gas/Radon Mitigation Compliance Inspection – SGM-CI
– Verify whether an installed radon mitigation system complies with the latest version of ANSI-AARST SGM-SF Soil Gas Mitigation Standards for Existing Homes
If a low price mitigator is hired, there is a risk of an improperly installed soil gas mitigation system. This can create safety issues and most certainly will impact the long-term effectiveness of the system. Most of the complaints received by NRPP & NRSB could have been prevented if a trained inspector had evaluated the installation and provided a detailed report to the buyer.
It is recommended that an independent post-mitigation inspector verify compliance with the ANSI-AARST SGM-SF Soil Gas Mitigation Standards for Existing Homes and provide a report identifying any deficiencies to be rectified prior to closing or final payment to the mitigation installer.
Conscientious mitigation contractors are frustrated with a competitor who is uninsured, uses untrained installers, and cuts every corner to provide the lowest price. An increased likelihood of inspection and verification will motivate the corner-cutters to complete the work correctly the first time.
Environmental Testing
– In addition to Radon, other environmental factors can affect you and your family’s safety.
Well Water
EPA regulations that protect public drinking water systems do not apply to privately owned wells. If you own a private ground water well should be tested when purchasing a home and periodically thereafter to ensure that the water is safe from contaminants.
We will collect the sample using required protocol and work with certified laboratories for analysis. We will then advise you on your options for mitigation, including treating your water with filtration systems, water-softeners, distillation, or disinfection.
Mold
Virtually every home has some amount of mold and its presence should not pose a threat. Molds produce allergens and irritants which in rare instances can cause reactions in sensitive individuals if inhaled or touched. However there are no established health-based standards for acceptable levels of mold or other biological agents in indoor air. Mold inspections are not a part of a home inspection but if an unreasonable amount of organic growth is observed or suspected we will advise on further action. This usually involves identifying the cause, correcting it and cleaning the area.
If there is an extreme condition, we can provide testing options. If third party testing lab results are positive, mitigation experts should be consulted. After remediation, the home should be retested to verify complete removal. For more information go to:
Asbestos
Asbestos is a mineral fiber that was used in construction materials prior to 1980. If those fibers become airborne and if inhaled in high doses can damage lung tissues. Suspect building materials include Vermiculite insulation, pipe wrap, floor tiles, textured paint, siding, etc. If asbestos is suspected the usual recommendation is to leave it undisturbed or encapsulate it. There are millions of homes in the US with asbestos and generally most household asbestos is fairly stable. The only health hazard comes when asbestos is damaged or manipulated.
If you’re concerned or if renovation is planned, testing is the only way to verify the presence of asbestos.
Lead Paint
If your home was built before 1978 there is likelihood that lead-based paints were used. If you are buying a home or plan to renovate, a paint inspection may be warranted to determine the lead content of a suspect painted surface in your home.
