Sequential Testing Option Omitted.

Eff. October 9, 2009

  • The only options for real estate testing are Simultaneous and Single test options.  See 422.130(c)(1) and (c)(2)
  • Think about it:
    • Testing on different days does not provide a true, controlled, scientific sample.
    • Radon levels can change daily.  We must provide clients with results that reflect controlled, identical, consistent conditions eliminating variables and contingencies.
  • Practice Scenarios:
    • You are asked to test a home involved a real estate transaction under a tight inspection deadline.  You have only one CRM with you but determine that the property has 2 foundations therefore requiring 2 continuous radon (CR) monitors.

The weather forecast is as follows:

  • Day 1 – Clear, 80 degrees, Sunny
  • Day 2 – Severe storms with 32 mph sustained winds & significant rainfall.
  • Day 3 – Severe storms with 37 mph sustained winds & significant rainfall.
  • Day 4 – Severe storms with 57 mph sustained winds & significant rainfall.

Scenario 1: You test the first foundation for 48 hours.  Upon retrieving the monitor, you set the same monitor to test the second foundation for the next 48 hours.  Discuss the flaws with this strategy.  Indicate whether the scenario poses a non-compliance issue, and why.

  • This is a non-compliance issue for 2 reasons:
    1. The only options for testing in Illinois are Simultaneous or Single Test options.  
    2. Protocol prohibits tests lasting 96 hours or less during periods of severe weather and/or sustained high winds.
  • The results for the first test might be dramatically different because the second 24 hours are conducted during severe whether.  You are not only in a non-compliance situation, but if there was a spike due to the high winds or rain, you will have to account for the spike to the buyers, sellers, and brokers and explain your actions. 

Scenario 2: You set the monitor for the first foundation on day 1 and come back the next day at exactly the same time and set the second monitor.  You pick up both monitors 48 hours after the second monitor is set.  Discuss the flaws with this strategy.  Indicate whether the scenario poses a non-compliance issue, and why.

  • This is a non-compliance issue for 2 reasons:
    1. The only options for testing in Illinois are Simultaneous or Single Test options.
    2. The first monitor/test is in non-compliance because protocol prohibits tests lasting 96 hours or less during periods of severe weather and/or sustained high winds.
  • The results for the first test might be dramatically different because the second 48 hours are conducted during severe weather, with no inclusion of “normal” or “stable” test conditions.  You are not only in a non-compliance situation, but if there was a spike due to the high winds or rain, you will have to account for the spike to the buyers, sellers, and brokers and explain your actions. 

Scenario 3: You set the CR monitor for the first foundation and realize you have a charcoal canister in your truck.  You set the passive device for the second test.  Both tests are conducted for 96 hours.  Indicate whether the scenario poses a non-compliance issue, and why.

  • This is a non-compliance issue for 1 reason:
    1. Radon tests requiring more than one monitor require that the test be conducted simultaneously (started and stopped on the same day at the same time) with the same type of monitor.
  • Although the use of passive devices are not a compliance issue if used according to protocol, this strategy is also flawed because the use of such devices in a real estate transaction does not provide tamper detection or weather interference.