Tag Archives: radon mitigation cost

Permits, Penalties and Real Estate

As a Radon Professional and Consultant I’m often asked about permits and whether or not they are really necessary. All too often we hear “The other bids I’ve obtained didn’t mention anything about a permit??” Our reply is simple….it’s because they weren’t planning on pulling one and are assuming you, the client, won’t know any better !! Ridiculous and Insulting !!

Permits not only protect you as the consumer for the job at hand, it has an incredible legal extension and implications. Did you know that before a permit can be pulled by a homeowner or contractor, the Village has required beforehand an active file containing the contractors General Liability Insurance, Workers Comp Insurance and active licenses for the task at hand. They’ve basically done some homework for you!! It also beats the alternative which would be to get caught and the incredible fines that come along with that snafu.

The legal ramifications are significant. Did you know that permits for work do not have a statute of limitation in and Illinois Real Estate Transaction??? That’s right!! Let’s explore and example:  Something awful happens years later and a home has an electrical fire. The insurance company does their due diligence and learns that it was faulty wiring in your finished basement. As the investigation continues, they learn that work was done without the appropriate permits being pulled. ***It does not matter, who owns the home at the time, or how many years lapsed. The owner at the time the work is performed is held responsible!!!*** Now, can you imagine if your radon system was faulty and a future homeowner got sick??? You see where I’m going here?

What’s the best way to find out? Call your local Building and Zoning Department and simply ask. Some communities require permits for Radon Mitigation, others simply do not. Be sure your contractor is in full compliance with your community. Do your homework. And of course, ask questions!

Guardian Radon Mitigation & Electrical Services, LLC is a full time, licensed Radon Mitigation Company that is also bonded and insured. Give us a call with your radon questions!  630.768.9836, our office is open!

How to select the “right” Radon Mitigation Professional

Whether you are a homeowner or a real estate professional ~ there are some guidelines to use when selecting the right Radon Professional for the job!

How should you select a contractor?

As with any home improvement project there are some “must haves” when evaluating your professional.

1.) Did the contractor inspect your home prior to providing an estimate?

We receive calls daily from perspective homeowners and real estate professionals as well as attorneys asking “Can you give me an estimate on the phone or do you have to come out?” Yes, they should “come out.” The purpose of an onsite estimate is to properly evaluate the home in the state it is in ~ to avoid surprises, and that goes for the client and the installer. Perhaps the home has a finished basement along with a gravel crawl space. What does that mean to you when having the work performed? How will that contractor reduce radon levels in both areas?

2.) Will the contractor provide photographs of work and/or references?

Easy enough to ask for and you should!!

3.) Did the contractor explain to you what work needs to be done? Did they set your expectations on length of the job, materials used, and how the system will “work” after installation?

Many people just don’t know, some are not interested and others don’t think of asking. It’s okay to quiz the potential contractor about these things. Why leave people guessing??

4.) Did the contractor ask for the pre mitigation test levels and the report? 

It is important as a mitigation professional to understand what you are working with. For example, a finished basement has some natural limitations as you do not want any part of the system to be visable in your finished area. Understanding your pre mitigation levels will help the contractor determine how many suction points need to be used, what type of fan to use (one size does not fit all) and other potential road blocks during installation they need to look for. It’s more important than you may think.

5.) May I see your insurance please?? How bout seeing that license too?

Absolutely!! Look for not only their General Liability Insurance as a business, ask for their Worker’s Compensation Insurance too. What if they were hurt while working at YOUR home? Make sense?? Protect yourself.  Ask to see their Radon license. You’d be surprised…there have been some companies here in Illinois that market themselves as “Environmental Experts” – that does not necessarily mean they are licensed to do radon work.

The Contract

Every contract should contain the following at a minimum ~ scope of work, warranty terms and exclusions (yes there are some), start date and completion date, total cost of the job, transferability of the warranty and payment terms. Pretty basic stuff but quite important.

In Closing

We can’t stress this enough, all radon mitigation systems are not created equal. Be sure and select the contract providing the best value. Take into account that a less expensive system may have higher overall operating costs – those costs never go away! Take into account the type of building materials and the technique best suited for your home. Will this system be in line with the aesthetics of your home or will is stick out like a sore thumb? Here in Illinois you can visit the IEMA website to find licensed radon mitigation professionals in your area – the rest is up to you!


If you’ve found this article to be helpful, consider sharing it on your social media page! Christopher Bice is the founder of Guardian Radon Mitigation & Electrical Services, LLC. Christopher is a licensed Radon Mitigation Professional through the IEMA.

03*Special thanks to the EPA for providing some of this content. 

Getting The Most Value From Your Radon Mitigation System

When it comes to radon mitigation systems, not all systems are created equal. Here is Illinois, radon mitigation is a licensed profession by the State of Illinois therefore mitigation standards have been set and must be adhered to. With that being said ~ a system may meet all compliance standards but not pass the approval of the homeowner(s). 

Starting with some basics, a radon system must have a few basic necessities to function properly. They consist of suction point(s), a minimum of 3 inch piping, the right amount of pitch, a manometer, commonly referred to as a U-tube,  a radon fan, sometimes plastic sheeting depending on the needs of the home and other small hardware items  to assist in mounting the system properly. Lastly, what I feel is just as important is the craftsmanship and aesthetics of the system and how it will coexist with your particular home.

So what does all of that mean? Well for starters, Guardian Radon Mitigation will not put a discount system on a higher end  house. For that matter, we won’t install a discount system on a discount house!! System location, having unnecessary turns, the use of white pvc pipe vs aluminum downspout for exterior systems will all have an effect of the overall look of your system. They type of radon fan used deserves its own mention. How energy efficient if that fan? How much noise will it make? What type of warranty is offered? You want to take into consideration how you are currently using your home and more importantly, how may the home be used in the future??

Let’s turn our conversation to meeting local compliance standards. Be sure and verify that your contractor has the proper insurance and bonding in place and is registered to work in your community (if necessary). Is a permit involved? If so, did the contractor disclose that to you? Have they pulled the necessary permit(s) for your radon system? Call your local Village office to inquire about this. What about if you live in a development that is managed by a home owners association? Has the HOA approved your installation and type of technique used? Will your contractor work with your HOA?

It’s a bit more involved than just “price shopping.”  Most system installs will range between $800 – $2500 nationally according to the EPA. Drilling down a bit more, the majority of systems will fall between $1000 – $1200 for homes that have just one “footprint” (i.e. just a basement, or slab only etc.).  The take away is, when you are making your buying decision, base your decision on the whole picture and the lowest cost of ownership as well as best results – not just price.

We leave you with this:  “Price is what you pay, Value is what you get!” – Warren Buffet