Radon Control Methods for Existing andNew Residential Structures

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Radon Control Methods for Existing and Radon Control Methods for Existing and New Residential StructuresNew Residential Structures

Delivered at the Delivered at the October 2006 Meeting of theOctober 2006 Meeting of the

Colorado Chapter of the International Code CouncilColorado Chapter of the International Code Council

Presented by:Presented by:Douglas L. KladderDouglas L. Kladder

Center for Environmental Research & Technology, Inc.Center for Environmental Research & Technology, Inc.

Through a grant from theThrough a grant from theColorado Department of Public Health and EnvironmentColorado Department of Public Health and Environment

Colorado DepartmentColorado Departmentof Public Healthof Public Health

and Environmentand Environment

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Existing Homes

What is the current practice in Colorado?What is the current practice in Colorado?What code issues may be involved?What code issues may be involved?

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Untreated Home Draws in Radon

Radon Control Methods for Existing andNew Residential Structures

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Active Soil Depressurization Draws Radon Laden Soil Gas Out and Exhausts to Atmosphere

ExistingHome

HIGH LOW

RADON VENT

FAN

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What Governs Installation of Radon Mitigation Systems

US EPA Radon Mitigation StandardsUS EPA Radon Mitigation StandardsDeveloped in 1994Developed in 1994Retired in 2006Retired in 2006Used by voluntary certification boardsUsed by voluntary certification boards

Not inspected forNot inspected forColorado is not a certified state.Colorado is not a certified state.

ASTM 2121ASTM 2121Developed in 2005Developed in 2005Not currently recognized by certification programsNot currently recognized by certification programs

Section 512 of the IMCSection 512 of the IMCInteresting!Interesting!

Other aspects of the code.Other aspects of the code.

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IMC Section 512Subslab Soil Exhaust Systems

Materials:Materials:Comply with IPC sanitary drainage and vent pipeComply with IPC sanitary drainage and vent pipe

SlopeSlope1 percent slope no traps1 percent slope no traps

TerminationTerminationThrough roof and 6 inches above roofThrough roof and 6 inches above roof10 feet from opening or air intake10 feet from opening or air intake

IdentificationIdentificationPermanently labeled within each floorPermanently labeled within each floor

Radon Control Methods for Existing andNew Residential Structures

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So what is going on out there?

Not all systems are bad, but here are some Not all systems are bad, but here are some examples of what is being provided for examples of what is being provided for

Colorado residents.Colorado residents.

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Discharges Should Be Above Roof

DischargeDischarge

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Discharges to be Away From Openings

DischargeDischarge

Radon Control Methods for Existing andNew Residential Structures

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Discharges Carry Moisture

El Paso Cty

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Roof Penetrations

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Fan LocationEPA Standards: Fans Should be Outside Living Space

Leakage on positive pressure side of fan can introduce radon intLeakage on positive pressure side of fan can introduce radon into buildingo building

Radon Control Methods for Existing andNew Residential Structures

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Piping/Vent Materials

Piping is 4Piping is 4--inch SDR35, inch SDR35, ASTM 3034ASTM 3034

Section 512 specifies conformance with building sanitary drainaSection 512 specifies conformance with building sanitary drainage and vent which ge and vent which would suggest schedule 40 DWV for above grade installationwould suggest schedule 40 DWV for above grade installation

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Dryer vent in Attic??Dryer vent in Attic?? Caused Leak Through CeilingCaused Leak Through Ceiling

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Incomplete Systems

Pipe to fanPipe to fan Pipe to SubgradePipe to Subgrade

Nothing in between!Nothing in between!

Radon Control Methods for Existing andNew Residential Structures

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Unique Systems

BoulderBoulder DenverDenver

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Electrical

DisconnectsDisconnectsNonNon--rated fansrated fansFan supportsFan supports

Tapping into existing circuitsTapping into existing circuitsLicensed electrician?Licensed electrician?Permits?Permits?

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More Electrical

Weather resistant exterior boxesWeather resistant exterior boxes Proper sealing?Proper sealing?

Low voltage Class II Low voltage Class II systems also being systems also being used.used.Plugged indoors and Plugged indoors and routed to fanrouted to fan

Radon Control Methods for Existing andNew Residential Structures

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Labeling

What should it say?What should it say?How durable should it be?How durable should it be?Where should it be?Where should it be?

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Other Issues

MultiMulti--FamilyFamilySchools, Commercial BuildingsSchools, Commercial Buildings

Routing through structural Routing through structural membersmembers

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Through or under foundation Through or under foundation penetrationspenetrations

Maintaining Fire ratingsMaintaining Fire ratings

Radon Control Methods for Existing andNew Residential Structures

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What Does Radon Mitigation Certification Mean?

Five day class (classroom or distance based)Five day class (classroom or distance based)Three days on mitigationThree days on mitigationTypically half a day in field installing a system.Typically half a day in field installing a system.

Passage of technical examPassage of technical examAgreement to follow codesAgreement to follow codesExperiential prerequisitesExperiential prerequisites

NoneNoneRadon class and exam passage is only prerequisite.Radon class and exam passage is only prerequisite.

No inspection by credentialing agency.No inspection by credentialing agency.

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The state of Colorado estimates that 5,965 The state of Colorado estimates that 5,965 homes had radon mitigation systems installed in homes had radon mitigation systems installed in 2005.2005.

Were these installed per codes?Were these installed per codes?

Even though a jurisdiction may not have adopted Even though a jurisdiction may not have adopted a code for radon systems in a code for radon systems in newnew homes, there homes, there are codes that dictate how repairs or upgrades are codes that dictate how repairs or upgrades are to be performed in are to be performed in existingexisting homes.homes.

Summary of Radon Systems in New Homes

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Radon Control Systems in New Home/Building Construction

Radon Control Methods for Existing andNew Residential Structures

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Appendix F Radon Control MethodsInternational Residential Code-2003

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HIGH LOW

FAN

Radon Control Methods for Existing andNew Residential Structures

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Make Provisions To Allow For System Activation

Passive Active

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Can’t We Just Seal The Cracks?

Radon can enter Radon can enter through very small through very small openings.openings.Without affecting Without affecting house pressures, house pressures, sealing is not a sealing is not a standstand--alone alone technique.technique.

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Treating SlabsFacilitating soil gas collection

Four inch layer of clean aggregate beneath slab.Four inch layer of clean aggregate beneath slab.When gravel is incorporated for drainage or is When gravel is incorporated for drainage or is inexpensive.inexpensive.

Loop of perforated pipe beneath slab.Loop of perforated pipe beneath slab.When existing soils are permeable.When existing soils are permeable.

Interconnected strips of drainage mat beneath and Interconnected strips of drainage mat beneath and around interior perimeter of slab.around interior perimeter of slab.

When soil is well compacted.When soil is well compacted.

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Option 1: Aggregate Option4 inches of clean aggregate4 inches of clean aggregate

Between Between ¼¼ inch and 2inch and 2--inch inch in sizein size

Soil gas retarderSoil gas retarderMinimum 6 mil polyMinimum 6 mil polyOverlapped and extended to Overlapped and extended to edgesedgesPunctures and tears to be Punctures and tears to be sealed sealed Slab joints to be caulked and Slab joints to be caulked and sealed.sealed.

Slab

Aggregate

Fill or native soils

Footing

Caulk

4-inches

6-mil sheeting

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Aggregate Option: Allowing for Lateral Air Flow

Riser

Post and BeamPost and Beam Foundation with Grade BeamFoundation with Grade Beam

Riser

Sleeves

Minimum of two grade beam Minimum of two grade beam penetrations. penetrations. Minimum of 12 sq. inches of Minimum of 12 sq. inches of opening per 10 ft. of grade beam. opening per 10 ft. of grade beam.

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Option 2: Perforated Pipe Make provisions for pipe Make provisions for pipe to penetrate obstructions.to penetrate obstructions.

Short lengths laid in Short lengths laid in trenchestrenches

Tape ends to keep clear of Tape ends to keep clear of debrisdebris--attach to main lop after attach to main lop after grade beam finishedgrade beam finished

Pipe sleeves in intermediate Pipe sleeves in intermediate footings.footings.

Pass perforated pipe through.Pass perforated pipe through.

Garage Grade Beam

Pipe Loop

Riser

Important: when passing Important: when passing under grade beams make under grade beams make sure that perforations of sure that perforations of pipe allow drainagepipe allow drainage

Radon Control Methods for Existing andNew Residential Structures

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Option 3: Mat Option

Caulk MatFilter Fabric

Expanded Viewof Mat

Minimum 1 inch high and 12 inches wide.Minimum 1 inch high and 12 inches wide.Lay mat directly on subgradeLay mat directly on subgradePour concrete over matPour concrete over mat

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Installation of Mat

Roll out MatRoll out Mat Make cornersMake corners Place under rePlace under re--barbar

Install RiserInstall RiserPour concrete on top of matPour concrete on top of mat Finish SlabFinish Slab

Photos: Compliments of professional Discount SupplyPhotos: Compliments of professional Discount Supply

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Stub Risers Up Before Floor-PourCommon to All Sub-Grade Systems

Short stub for vent.Short stub for vent.Secure in place.Secure in place.Tape over end to Tape over end to keep concrete out.keep concrete out.Seal around joint Seal around joint after concrete cures.after concrete cures.Connect to pipe Connect to pipe when running vent.when running vent.Label it!Label it!

Secure riser, so it Secure riser, so it is not tilted during is not tilted during concrete pourconcrete pour

Temporarily Temporarily cover end of riser cover end of riser to keep concrete to keep concrete and construction and construction debris from debris from entering and entering and disabling systemdisabling system

Radon Control Methods for Existing andNew Residential Structures

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Use of Water Drainage Systems as a Soil Gas Collection Methods

If the sump collects water from the area inside the If the sump collects water from the area inside the foundation walls, it could be considered a soil gas foundation walls, it could be considered a soil gas collection method, if an interior vent pipe is collection method, if an interior vent pipe is connected to it.connected to it.

Allowable:Allowable:Aggregate completely under slab connected to sumpAggregate completely under slab connected to sumpPerforated water collection pipe connected to sump and Perforated water collection pipe connected to sump and inside of foundation wallinside of foundation wall

It may be prudent to keep water drainage separate It may be prudent to keep water drainage separate from radon system. from radon system.

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Sealing Concrete Slabs

Reduces air flow to be handled by systemReduces air flow to be handled by systemImproves subImproves sub--slab depressurizationslab depressurizationImproves moisture reduction capabilitiesImproves moisture reduction capabilitiesReduces loss of interior conditioned airReduces loss of interior conditioned air

The thorough sealing of the concrete slab and walls is what The thorough sealing of the concrete slab and walls is what in some areas has precluded the requirement of a fully sealed in some areas has precluded the requirement of a fully sealed vapor barrier beneath the slab, which can be problematic and vapor barrier beneath the slab, which can be problematic and

expensive.expensive.

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Treating Crawl Spaces

Soil gas collected beneath plastic sheet Soil gas collected beneath plastic sheet Minimum 6Minimum 6--mil polyethylene.mil polyethylene.

33--4 mil cross4 mil cross--linked is more durablelinked is more durableApp F says seams to be overlappedApp F says seams to be overlapped

For best reduction and also moisture control, seams should be seFor best reduction and also moisture control, seams should be sealed and plastic aled and plastic sealed to walls.sealed to walls.

Radon Control Methods for Existing andNew Residential Structures

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Multiple And Combination Foundations

Separate foundation Separate foundation areas can be joined areas can be joined together.together.

In subIn sub--gradegradeIn house or atticIn house or attic

Allows a single roof Allows a single roof penetrationpenetration

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Routing Vent Pipe

Hide in chases and wallsHide in chases and walls Route along side flue for Route along side flue for maximum stack effectmaximum stack effect

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Allow For Condensation In Vent Pipe

Install pipe with positive drainage back to subInstall pipe with positive drainage back to sub--gradegradeNo Traps!No Traps!

Cold air temperatureson outer surface of pipe

Air Flow

Condensate

Traps will fill with water

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Allow For Potential Fan Installation

Plan for fan to be in attic or Plan for fan to be in attic or garage garage

Cannot be inside living space Cannot be inside living space or crawl space.or crawl space.

Allow 30 inches of Allow 30 inches of verticalverticalrun and 12run and 12--inches around inches around future fan locationfuture fan locationInstall duplex receptacle Install duplex receptacle within 4 feetwithin 4 feet

To Roof Penetration

Ceiling

Power Supplyto Fan

Fan

Attic30”

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System Discharges Away from Building Openings

Discharge should be high to avoid Discharge should be high to avoid radon entering buildingradon entering building

Minimum of 10 feet above gradeMinimum of 10 feet above grade10 feet from any openings of building or 10 feet from any openings of building or adjacent building which is 2 feet below adjacent building which is 2 feet below dischargedischarge10 feet from powered vents that supplies 10 feet from powered vents that supplies air to building.air to building.Above eaveAbove eave

No rain capNo rain cap1/4 inch bird screen1/4 inch bird screen

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System Identification

Label pipe at each level of Label pipe at each level of building that it can be seen.building that it can be seen.““Radon Reduction SystemRadon Reduction System””..Label as system is installed to Label as system is installed to avoid mistaking this with avoid mistaking this with plumbing system.plumbing system.System LabelSystem Label

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Post Construction Testing and System Disclosure

The proposed methods are prescriptive The proposed methods are prescriptive -- not not performance based.performance based.Testing is better performed after occupation.Testing is better performed after occupation.The need for further reductions is decision by The need for further reductions is decision by occupant.occupant.

Activation involves fan and performance indicatorActivation involves fan and performance indicator

Disclosure should be made to occupant (and Disclosure should be made to occupant (and future occupant) of systems existence and need future occupant) of systems existence and need to test to verify efficacy.to test to verify efficacy.

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Fort Collins Experience“Straight from the Horses’ Mouths

Public Health PerspectivePublic Health PerspectivePublic Health ImpactPublic Health ImpactVoluntary versus CodeVoluntary versus CodeRadon as a priorityRadon as a priority

Building OfficialBuilding OfficialDoes this fit into codesDoes this fit into codes??Why modify App FWhy modify App F??Cost impactCost impactConsumer reactionConsumer reactionOptionsOptionsSealing unfinished areasSealing unfinished areas

Inspector/Plan reviewInspector/Plan reviewReaction of industryReaction of industryImpact on Building Impact on Building Department workloadDepartment workloadBeneficial impact on Beneficial impact on building departmentbuilding departmentCost impactCost impactWho is installing.Who is installing.Other benefits?Other benefits?Why?Why?

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Discussion

Radon Control Methods for Existing andNew Residential Structures

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Brian WoodruffCity of Fort Collins

Environmental PlannerNatural Resources Department

• Radon as a Health Risk

• Voluntary vs. Code

• Radon as a Priority

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Felix LeeCity of Fort Collins

Director of Community Planning and Environmental Services

• Does Radon Belong in the Codes?

• Why Modify Appendix F?

• Cost Impact

• Consumer Reaction

• Options Considered

• Sealing Unfinished Areas

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Michael W. GeboCity of Fort Collins

Codes & Inspections Administrator

• Industry Reaction

• Impact on Building Department

• Beneficial Impact on Bldg Dept

• Cost Effectiveness

• Additional Benefits

• Does this Make Sense?

Radon Control Methods for Existing andNew Residential Structures

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ContactsColorado Department of Public Health and EnvironmentColorado Department of Public Health and Environment

Chrystine KelleyChrystine Kelley11--800800--886886--76897689

Center for Environmental Research and TechnologyCenter for Environmental Research and TechnologyDoug KladderDoug Kladder

11--800800--513513--83328332