SGM-SF_2017with 12/20 Revisions

Note—12/20 revisions Updates include all of this section (with the exception of Section 8.3) ANSI/AARST SGM-SF 2017 (with 1220 revisions) Soil Gas Mitigation Standards for Existing Homes 30 8.0 FOR ALL SYSTEMS AND METHODS 8.1 Long-Term OM&M Plan A long-term operation, maintenance and monitoring (OM&M) plan is required for all mitigation methods. 8.2 SystemMonitors 8.2.1 Viewable operating range monitors All mitigation systems that incorporate a fan shall include a systemmonitoring mechanism to directly indicate if the fan, blowers or other integral mechanical components are operating within the established operating range. Design and installation of such monitors shall comply with requirements in both a) and b) of this Section 8.2.1 . a) Continuous Display The monitoring device shall provide continuous display of a measured value within the established operating range, such as displayed on a manometer pressure gauge or electrical amperage gauge. The monitor shall be located where it is readily seen and protected from damage or degradation. b) Start up values Monitoring devices that continuously display a viewable operating range shall be clearly marked or labeled to indicate the measured pressure, airflow volume or amperage readings that existed at the time mitigation goals were achieved. Exception: Fan monitors that provide remote electronic monitoring and notification in the event of ASD fan or other mechanical failure, such as to accommodate where occupants are not the responsible party for systemmaintenance. 8.2.2 Active notification monitors In addition to viewable operating range features required in Section 8.2.1 , a monitoring mechanism is required that actively alerts occupants or other responsible individuals in the event of fan or other mechanical failure. The alert mechanism shall include one or more of the following warning signals: a) audible notification that is clear and distinct; or b) visual light notification that is vividly observable; or c) notification by telemetric means, such as by email or other electronic communication. Informative advisory —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 features 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. 8.2.3 Required for all systemmonitors Requirements for all mechanisms or systems that monitor fan or airflow functionality include: a) Systemmonitors shall be protected from the elements, including if located outside of a building, and durable for the ambient environmental conditions; b) Systemmonitors shall be labeled in accordance with Section 8.4.3 ;