ANSI/AARST Standards
The following is an excerpt from the current ANSI/AARST SGM-SF-2017 Standards. This section addresses the requirements relating to radon system alarms, stickers/labels and the OM&M plan. To our knowledge, our alarms are the only alarms that provide everything needed to comply with these requirements!
SECTION 9: REQUIREMENTS FOR ALL SYSTEMS
9.1 OM&M Plan Required
A long-term operation, maintenance and monitoring (OM&M) plan is required. See Section 10.3 and Section 12.
9.2 Fan Monitors
9.2.1 Viewable operating range monitors required
All mitigation systems shall include a mechanism to directly indicate if the fan, blowers or other integral mechanical component is operating within the established operating range. Fan monitors are sometimes referred to as a system failure indicator.
9.2.1.1 A pressure measurement device (e.g., a manometer) or other mechanism that provides a local continuous display of a measured operating range as designed and per manufacturer requirements is required. The mechanism shall be simple to interpret and located where it is protected from damage and readily seen.
9.2.2 Active notification monitors required
In addition to the operating range capacity required in Section 9.2.1, capacity for active visual and/or audible notification in the event of ASD fan or other mechanical failure shall be provided to actively warn occupants or other individuals responsible for monitoring.
Informative background-Sensors that trigger active notification are typically air pressure sensors, airflow sensors or circuits that detect electrical flow. Each method has its strengths and weaknesses. Product feature that deserve strong considerations include but are not limited to:
a) Lasting service: For example, products that expose electrical or sensitive components to humid airflow within ASD piping can be prone to premature failure;
b) False notifications: Examples are temporary or seasonal conditions that can result in power outages, low pressure or low airflow. Delayed notification in terms of hours or even weeks is an example of methods that circumvent false notifications; and
c) Use restrictions: Monitors that can reliably detect fan failure for ASD systems that inherently generate weak pressure or airflow.
9.2.3 Required for all monitor systems
9.2.3.1 Monitor Protection and durability
Fan monitors shall be protected from the elements, including if located outside of a building, and durable for the ambient environmental conditions.
9.2.3.2 Labels required (monitors, controls and startup) See Section 9.4.3.
9.2.3.3 Battery operated components shall not be used unless they are equipped with a low-power warning feature.
9.2.3.4 Components that require electricity for indication of fan failure shall be on non-switched circuits and designed to reset automatically when power is restored after power supply interruptions.
9.2.3.5 Components that require electricity for indication of fan failure shall not be powered by the same branch circuit as the mitigation system fan(s).
Exception: If telemetric indicators/remote monitors are integrated in the system, or if the visual or audible monitor has three alert indicators:
a) the system is inside the intended performance range;
b) the system is outside the intended performance range; and
c) the system has no power.
9.4 System Labeling
9.4.1 Label materials and lettering
All labels shall be made of durable materials. All label lettering and other annotations on systems shall be of a color in contrast to the color of the background on which the lettering is applied. All label titles identified in Section 9.4 shall be with lettering of a height of not less than ¼ inch (6.35 mm). Additional information on the labels shall be with lettering of a height of not less than 1/8 inch (3.18 mm).
9.4.2 Label the system(s) – primary label
A system description label shall be placed on a primary component of each system (e.g., on duct piping near an ASD fan monitor), or within 12 inches (30 cm) of the electric service panel or other prominent location.
9.4.2.1 For Radon Systems; The label title shall state, “Radon Reduction System: or similar wording and include:
a) the date of installation;
b) an advisory stating that the building should be tested for radon at least every 2 years or as required or recommended by state or federal agencies;
c) an advisory stating that the system should be evaluated for mechanical performance quarterly or as otherwise stipulated for frequency of inspections in an OM&M plan. (See Table 12.2);
d) the installer’s name, phone number and applicable certification identification;
e) the party responsible for OM&M. This might often be a statement to clarify that the homeowner is responsible for OM&M. When system maintenance and monitoring is the responsibility of someone other than the occupant, the label shall state: “This system is under the care, custody and control of _____________________________________.” (Insert name / phone number of the responsible party), and
f) notice of additional state or federal resources for radon information (e.g., www.epa.gov/radon; the radon hotline 1-800-SOS-RADON), and the state or local Radon Office as found in the United States at www.epa.gov/radon/find-information-about-local-information/stateradon
9.4.3 Label Monitors, controls and startup values
9.4.3.1 Fan monitors, such as manometer pressure gauges or electrical amperage gauges, shall be clearly marked to indicate the pressure, airflow volume or amperage readings that existed at the time mitigation goals were achieved.
9.4.3.1.1 Fan monitor devices shall have a label on or in close proximity to the mechanism that describes how to interpret the monitor and what to do if a monitor indicates fan failure or degraded fan performance. When the fan monitor is not located in close proximity to the primary label described in Section 9.4.1, the label title shall state “Radon Reduction System” or similar wording.
9.4.4 Label duct piping
Interior duct piping shall be marked with not less than one label at each floor level with label titles stating “Radon Reduction System” or similar wording. For ASD systems, such labels should be affixed at intervals not greater than 10 feet (3 m) along the developed length of piping.
9.4.5 Label electrical disconnects
Disconnects such as switches or the receptacles providing power to plugged connections for mitigation system fans shall be marked to indicate their purpose. The label title shall identify that the disconnect is a component of a mitigation system, such as with the text “Radon Fan,” “Radon Fan – Do Not Turn Off,” or “Radon Fan – Do Not Unplug.”
9.4.5.1 The circuit breaker(s) protecting the mitigation system fan circuit(s) should also be labeled with the text “Radon” or “Radon Fan.”
9.4.6 Label sealed components
9.4.6.1 Label Sump Covers: Sump covers shall be identified with a label that is titled to state “Radon Reduction System” or similar wording and should include text that reads “Component of a Radon Reduction System. Do not tamper with or disconnect.” or equivalent wording.
9.4.6.2 Label Crawl Spaces or Membranes (Section 8.6) and Sealed Isolation Assemblies (Section 8.8): Crawl space areas or the soil gas retarder membranes and sealed isolation assemblies that are not occupiable areas shall be labeled. A label or marking shall be located in a conspicuous place or places (such as at access panels) to identify the nature of components and to indicate these to be components of a mitigation system. The label title shall state “Radon Reduction System” or similar wording and include additional text such as “Do Not Alter” and other text to indicate that alterations to the assembly or membrane can negatively impact system performance. For Sealed Isolation Assemblies (Section 8.8) where entering the crawl space may pose hazards to future workers or homeowners, information shall be included to advise ventilation or other safety precautions.
9.4.7 Label mechanical equipment
Any major mechanical system installed, repaired or altered that is intended to aid mitigation shall be labeled with a label title stating “Radon Reduction System” or similar wording to identify the item as a component of a mitigation system.
10.3 Radon System – Documentation and Long Term Operation, Maintenance and Monitoring Plan
Contractor shall provide an information package labeled “Radon Mitigation Information: or similar wording that prominently includes essential components for operation, maintenance and monitoring (OM&M). The information package shall be securely attached to the system in a visible location or otherwise provided to the Client.
10.3.1 The information package shall prominently include all of the following essential information:
10.3.1.1 A recommendation to retest at least every 2 years and as further stipulated in the most current version of the “Protocol for Conducting Radon and Radon Decay Product Measurements In Homes” (ANSI/AARST MAH) or other local state-required or federally recommended protocols;
10.3.1.2 Fan monitors:
a) A description of the fan monitor(s) and a recommendation to check the monitor(s) monthly or as specified in an operational and maintenance plan.
b) Documented startup parameters including pressure gauge readings that existed at the time successful mitigation was initially achieved.
c) A list of actions for the Client(s) to take if the fan monitor indicates system degradation or failure;
10.3.1.3 A description of the mitigation system(s) as installed to include:
a) Basic operating principles; and
b) System layout narrative or with system components labeled on a floor plan sketch such as may be complemented with photographic documentation;
10.3.1.4 A description of any important observations that might adversely affect the mitigation system(s) or other building systems and any deviations from this standard or state requirements;
10.3.1.5 A statement of limitations the Contractor places on professional obligations, future maintenance and monitoring of the mitigation system(s) effectiveness; and
10.3.1.6 Contact information for service inquiries and identification of the Qualified Mitigation Professional responsible for system installation to include:
a) Name, address and phone number;
b) Relevant radon mitigation certification and/or licensing number; and
c) Signature (manual, or electronic in conformance with the Electronic Signatures in Global and National Commerce (E-SIGN) Act).
10.3.1.7 Additional retest guidance to be provided in the information package:
“In addition to a retest every two years to ensure the mitigation system effectiveness, radon concentrations should also be retested when any of the following circumstances occur:
! A new addition is constructed or alterations for building reconfiguration or rehabilitation occur;
! A ground contact area not previously tested is occupied or a home is newly occupied;
! Heating or cooling systems are altered with changes to air distribution or pressure relationships;
! Ventilation is altered by extensive weatherization, changes to mechanical systems or comparable procedures;
! Sizable openings to soil occur due to:
- ! Groundwater or slab surface water control systems are added or altered (e.g., sumps, drain tiles, shower/tub retrofits, etc.) or
- ! Natural settlement causing major cracks to develop;
! Earthquakes, construction blasting, or formation of sink holes nearby; or
! An installed mitigation system is altered or repaired.”
10.3.2 Other essential information for future reference and operation or repair considerations shall be provided either in an information package that contains the OM&M plan or independently distributed, to include:
10.3.2.1 Pre- and post-mitigation test data if available;
10.3.2.2 Copies of contracts and warranties;
10.3.2.3 Copies of building permits when required and available; and
10.3.2.4 An estimate of the annual operating costs.