The 7 essentials you must demand to be included in a radon mitigation contract to protect your family from Lung Cancer and Mold
BUT IT IS NOT CRAZY ! – WHY? A Radon Mitigation 2.0 Engineered, Healthy Fresh Air System Will Fix Radon. Florida Construction Law and ASHRAE Standard 62.2-2022 now require Filtered Fresh Air Systems. The Unexpected Health Benefits of Fresh Air are Simply Amazing, as you will see later.
Radon at 8 pCi/l means that the south Florida home is probably especially well-built under Florida’s stringent Energy Code. It will also be energy efficient and weather-driven moisture-entry resistant. It also means that the home does not have “Radon Fountains” that spray radon-rich soil gas through slab penetration defects and into the breathing zone. Both mean superior quality construction. GOOD NEWS.
But if radon is above 8.0 picoCuries per liter it probably means that air handler operation is “Mining” radon through “Radon Fountains” and that a highly experienced and motivated radon mitigator can find and seal them.
In south Florida, concrete material emits radon on every floor, even in high-rise penthouses. You should expect elevated radon to be common in especially-well-built residences on any floor.
It also means that the builder probably did not install a fresh air system that could have caused humidity and mold issues BECAUSE reliable hardware and electronics to prevent mold were not available at the time the home was built, or that the builder or architect did not know about it to include it.
But the mechanical ventilation (smart/robotic) hardware and electronics hardware are now available to allow homes to have MERV 14-15 filtered fresh air without high humidity, mold, or radon risk.
And without the need to install an expensive dehumidifier later.
Many Hundreds of Homebuyers Have Chosen Radon 2.0 Advantages over Obsolete Radon Mitigation 1.0 Disadvantages.
2.0 Avoids Radon Mitigation 1.0’s Hidden Failures That Show Up 12-24 Months Later
Prepared by Wayne Dean, JD
Radon Mitigator Wayne Dean continuously performed Radon Mitigation Installations, R&D, designing, testing and manufacturing Radon Mitigation and Fresh Air Systems since 1987.
In 1987, ERM Orlando was set up with assistance of two PhDs from Lamont Doherty Geological Observatory in Piermont, New York. ERM was one of the earliest successful radon measurement laboratories in the United States. ERM Orlando was tested by EPA Contractor for accuracy and certified to be radon-proficient in 1987
Florida Radon Mitigation Specialist and Building Science Practitioner since 1990
US Radon Patent US005101712A 1992
This Easy-To-Use and Quick South Florida Checklist Available January 1, 2025
DO YOU WANT A RADON EXPERT’S CHECKLIST OF THE RIGHT QUESTIONS TO ASK?
ARE YOU A RADON MITIGATION DECISION-MAKER? If so, you may be or become an unknowing lamb in the lion’s den. Few Homebuyers are well prepared or sufficiently informed to make wise and error-free radon mitigation decisions in south Florida’s hot, humid environment.
WHY? Things are different in South Florida. Highly compacted soil and common building materials that emit radon usually require different technology than in other areas of the USA. The same sub-slab-depressurization that works so well elsewhere often does not work at all in South Florida. Upper floors of high-rise condos may have radon levels well above 20 picocuries per liter. A 23rd floor penthouse in Naples with 35 picoCuries per liter was successfully mitigated with a complicated air pressure differential barrier technology and did not require installation of a dehumidifier. Many hundreds of Energy Recovery Ventilators (ERVs) have been installed, and in every case, in this hot, humid climate, unless they were turned off or airflow filter became completely clogged up with dead insects and dirt, they quietly began to operate as humidifiers. They simply added outdoor moisture to the indoor air, especially when the indoor air became more humid. Out-of-control humidity increases resulted in “Unexplainable” mold problems. Since the salesman was so convincing that the ERV would solve all humidity and mold problems, it took homeowners quite a while to realize he was an excellent salesman who was totally wrong. In one especially sad and tragic case, an ERV created mold problems, and expensive mold remediation was performed. The frustrated occupants finally decided to keep the ERV turned off and to “live with the radon instead of the mold.” Later, the wife contracted Lung Cancer. It is not known if she survived. Unfortunately, the Florida Department of Health does not require the “Official” radon mitigation trainers to include training on radon mitigation by mechanical ventilation, ERVs, HRVs, Dehumidifiers or alternative methods of humidity control and mold prevention. Obviously, if the Florida Certified Trainer (has little incentive to share his “secrets,” he will remain in a superior knowledge and competitive position relative to his students and competitors. All to the detriment of his competition and to the those the radon law is assumed to protect.by anyone
NO CONTINUING EDUCATION REQUIREMENT: Florida does not require that radon-certified individuals receive any continuing education training as a condition of having their annual certification renewed. That means that a radon certified individual can renew his certification year-after-year, even for 20 years or more, without ever receiving further training or being required to pass a test on the most current radon mitigation art and science. All he has to do is to pay a fee and file monthly reports on the work he has performed.
CONFLICTS OF INTEREST: Although it is unpopular in the industry to talk about it, it has not been uncommon that when a radon mitigation system was turned off, radon levels did not rise above the USEPA Action Level of 4.0 picoCuries per liter. “Yes, I am certified to test your home for radon, and I am also certified to mitigate radon in your home, and I am also certified to test your home to prove that I fixed the radon problem that I found, and that I fixed. Additionally, I am also certified to remediate any mold problem that may occur in your home later.”
WARNING: Florida’s Radon Law was not written to protect homebuyers or the public. It was written to protect real estate sales professionals and lenders from lawsuits by homebuyers who knowingly or unknowingly purchased homes with radon. RADON? Caveat Emptor! The courts have affirmed that if the “radon disclosure clause” is included in the contract, even if the buyers do not see or read it, even if they get lung cancer, the buyers may not successfully sue for failure to disclose radon. Hardly a Home Buyer protection from a potentially fatal defect. Hardly a plan to prevent Florida’s residents from acquiring lung cancer from radon exposure
CONFER WITH A LAWYER FOR A LEGAL OPINION
REQUEST OUR RADON EXPERT’S STEP-BY-STEP GUIDE TO EVALUATING A RADON MITIGATION CONTRACT LIKE AN EXPERT
Available January 1, 2025
CONTEXT: If you think that the Flo to rida Radon Law was written (late 1980’s)protect homebuyers and their families from lung cancer, you need to think again
The Florida radon law was written back then by real estate sales and banking (big money) pros to protect them from lawsuits by homebuyers who got lung cancer from radon in a home that they had ignorantly bought without timely performing an accurate and reliable radon test before the purchase/closing
Prepared by Wayne Dean, JD
Florida Radon Mitigation Specialist and Building Scientist since 1990
US Radon Patent US005101712A 1992
ent
Prepared by Wayne Dean, JD
Florida Radon Mitigation Specialist and Building Scientist since 1990
Inventor US Radon Patent US005101712A
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