Radon Measurement

The only thing Continuous Radon Monitors (CRM) do continuously is power their timers. “Why is that?”, you say. CRM timers tell the machines when to sample for Radon. Yes, that’s right, I said, “sample.”

Some popular machines only sample once every hour, others once every half-hour. Either way the most readings your getting over a 48 hour period is 96! The average of these samples is your result.

Everyone knows that the more samples you have the better their average represents the actual quantity.

The only way to get a truly continuous result is if you have a chemical reagent that changes over time. Film and photo papers are good examples of this. Exposure to light changes them over time.

Two Radon Measurement technologies exist that do just this. Each gradually changes over time when exposed to Radon continuously. The sample is the entire 48 hour time commonly allowed of Radon measurement for Real Estate transactions.

The most consistently accurate of these two are charged electrets. An electrical charge is placed on two electrets and measured before exposure to Radon. After the exposure time is complete (48 hrs.) they are measured again. Because the charge decays in the presence of Radon, the difference in readings will accurately measure the quantity of Radon in the home.

Radon equipment should be calibrated annually. Measurement should be done in the lowest livable level of the home. If the buyer intends to finish the basement it should be done there.

Your report should tell you where in the home the measurement was taken, the final result, and the equipment calibration date. The equipment calibration date should never be more than one year from the test date. This assures you that equipment maintenance is up to date.

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New Rental Requirements for Baltimore County

  Baltimore County has new regulations regarding safety equipment for your rental property. Beginning in February of this year changes have been made to the smoke alarm requirements and in April changes will take effect for the Carbon Monoxide alarms.

Hardwired interconnected smoke alarms are now required on every level of your dwelling excluding unoccupied spaces (attic, crawl, garage). This will still include basements if your home has one. Smoke alarms must all be from the same manufacturer to ensure proper operation and alarms 10 years or older must be replaced.

Beginning in April of this year Carbon Monoxide (CO) alarms are now required on each level of your home if you have fuel burning devices or an attached garage. They must be audible from the sleeping areas and must have a 10 year battery.

While not required of the CO alarms, Interconnected alarms still provide the most safety by allowing more time to exit the home should that be necessary. This is easily demonstrated by CO occurring in the basement and setting off all alarms on each floor before the gasses have left the basement. Smoke and CO gasses that reach the upper floor sleeping areas before the alarm sounds may not provide adequate time to exit the premises before a fatality occurs.

Independent Home Inspection will check your alarms during inspection to make sure they comply with the new rules. As before re-inspections will be performed for no charge after the proper repairs have been made.

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National Radon Action Month – January

January is National Action Month for Radon Awareness.  Do you know the Radon levels in your home?  Do you know the effects of long term exposure to you and your children.

Independent Home Inspection is offering a 20% reduction in our fee for Radon tests with or without a home inspection.  This includes testing those homes that already have a Radon mitigation system.  Testing homes with mitigation systems installed insures their continued effectiveness at reducing Radon to safe levels.

You’re wise to check your new home for Radon before you buy. The EPA says all homes can have Radon. This includes new homes as well as older homes. No mitigation systems installed in your neighborhood may simply mean those homes haven’t been tested.

So, what results do you need to make a decision about Radon levels. The answer is simply the average concentration over the testing period. This includes short term tests, as in a Real Estate transaction, or long term tests that might be done to monitor the effectiveness of an installed mitigation system. The EPA has set 4.0 piCul as the action level for a single family home. At or above that level requires a mitigation system to reduce harmful Radon levels.

Independent Home Inspection uses an electret based Radon monitoring system to measure your homes Radon level. Electrets have an initial electrical charge that decays at a known rate in the presence of Radon. I use annually calibrated equipment to measure the electret charge before and after exposure and a computer generates the result on the basis of the measured differences.

Electret systems advantages are many. They require no power source during testing. They continuously respond to Radon exposure rather than sampling (other methods sample hourly or ½ hourly). Results do not require a lab and accurately indicate the Radon average over the testing period. In fact this method of Radon testing has been determined to be the most accurate system available today.

Independent Home Inspection is available to test your homes Radon either with a home inspection or alone. Call or text today for availability and cost: 410-504-3751

www.IndependentHomeInspectionMD.com

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Radon Testing

January is National Action Month for Radon Awareness.  Do you know the Radon levels in your home?  Do you know the effects of long term exposure to you and your children.

Independent Home Inspection is offering a 20% reduction in our fee for Radon tests with or without a home inspection.  This includes testing those homes that already have a Radon mitigation system.  Testing homes with mitigation systems installed insures their continued effectiveness at reducing Radon to safe levels.

You’re wise to check your new home for Radon before you buy. The EPA says all homes can have Radon. This includes new homes as well as older homes. No mitigation systems installed in your neighborhood may simply mean those homes haven’t been tested.

So, what results do you need to make a decision about Radon levels. The answer is simply the average concentration over the testing period. This includes short term tests, as in a Real Estate transaction, or long term tests that might be done to monitor the effectiveness of an installed mitigation system. The EPA has set 4.0 piCul as the action level for a single family home. At or above that level requires a mitigation system to reduce harmful Radon levels.

Independent Home Inspection uses an electret based Radon monitoring system to measure your homes Radon level. Electrets have an initial electrical charge that decays at a known rate in the presence of Radon. I use annually calibrated equipment to measure the electret charge before and after exposure and a computer generates the result on the basis of the measured differences.

Electret systems advantages are many. They require no power source during testing. They continuously respond to Radon exposure rather than sampling (other methods sample hourly or ½ hourly). Results do not require a lab and accurately indicate the Radon average over the testing period. In fact this method of Radon testing has been determined to be the most accurate system available today.

Independent Home Inspection is available to test your homes Radon either with a home inspection or alone. Call or text today for availability and cost: 410-504-3751

www.IndependentHomeInspectionMD.com

Happy Father’s Day

My father is daily remembered for having taught me the most valuable lesson in life. A difficult lesson and not one that I recognized till years later, my father taught me the meaning of ‘tough love.’

Now many of you reading this will jump to the conclusion that my father compelled me to suffer some great hardship to learn this lesson. That was certainly a popular idea when I was growing up. Force the kids to endure the harsh realities of life.

Exactly the opposite was true. The love he taught me was tough on him, not on me. Countless times he went to bat for me and supported me despite having to sacrifice some of his own pride, personal ambition, or leisure.

After some time when I had been defiant, argumentative or downright combative and he had responded similarly, he came and apologized. Not for my behavior, I came to realize, but for his own, where he thought he had not achieved some standard he held himself to.

The lesson is simple enough. One I’ve needed with my own children and not easy to live up to. Love is sacrifice. I need to give up my own foolish pride, my selfish ambition, my wants, my time, and my self-serving indignation.

The proving ground for this may be your own family as it has been for dad and myself, but the real test is carrying this sacrifice into the world. Something dad excelled at as well, “Love your neighbor as thyself.”

Honesty

In this election year we have been besieged with troubling allegations of dishonesty and corruption at the highest levels of government. We have become all too familiar and acceptant of the low standards commonly attributed to politicians.

At Independent Home Inspection honesty is job number one. I report things only as they are without the exaggeration we so often encounter.

Even new homes have some defects. All defects can be fixed. My pledge to you is to simply present them honestly for your evaluation. You will then be in a better position to decide how to proceed.

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Garage Door Safety

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You may not have given your garage door much thought lately. You press a button and it opens, another and it closes. Have you ever lost power to your door and had to open it by hand? Do you know how to do that?

Your garage door could be quite heavy. Older overhead doors were made entirely of wood. Newer doors are usually aluminum or fiberglass.

There will be a way to disconnect your overhead door from the opening apparatus so you can open it manually. This is usually a short cord and handle hanging from the track about half way to the door. pulling it disengages the door chain or cable and the door is then free to be raised.

Overhead door remote operation should be checked occasionally to ensure safe operation. The ‘electric eye’ operation to prevent door closure is fairly obvious. Recommended height for this beam is 4-6 inches off the floor. Too low and it may shine under your car and allow operation when you are only partially in the garage.

Less obvious is the automatic reversing feature required of overhead doors. This will reverse the door when it strikes an object while descending. This will not prevent damage or injury but will prevent entrapment of the object or person.

The Garage Door Manufacturers Association recommends testing the reverse function with a 2×4 laid across the door opening. Adjustment is usually a simple operation, consult the manufacturers manual for detailed specific information.
Children should be cautioned or forbidden as necessary to prevent dangerous overhead door operation.