Radon Mitigation in Orland Park, Palos & Lemont
Three-step ranches, split-levels, slabs, crawlspaces, and custom lots. Multi-level homes are a regular part of our work in this area.
Ask around here what kind of home you grew up in and you will hear the same words: split-level, ranch, three-step ranch. These homes are the signature of the area, from Orland Park through Orland Hills, Palos Park, Palos Heights, and Oak Forest toward Lemont, and they are genuinely different radon jobs than a simple basement box.
Here is why. A three-step ranch or split-level usually is not one foundation. It is a sub-basement under one wing, a crawlspace under another, and sometimes a slab section holding up the family room. Radon can come up through any of them. Each area needs its own suction point, and the design question is how to connect those areas and route the piping cleanly to the fan and a proper termination.
If your test came back elevated in a multi-level home, or you have no idea what is under half your first floor, send your info and we'll help you figure out the next step.
Homes We Commonly See Around This Area
- Three-step ranches and split-levels with a finished sub-basement, common across Orland Park, Orland Hills, and the Palos towns.
- Ranches with full basements, and homes on slabs where the suction point and routing take a little more thought, including many Oak Forest homes.
- Two-story homes with full basements in newer parts of southeast Orland Park and Lemont, including post-2013 builds with passive piping ready for a fan.
- Homes on graded or wooded lots toward the Palos preserves and Lemont, where walkout basements and slope decide a lot of the design.
What Bill Looks At When He Stops Out
- What is actually under each wing of the home: sub-basement, crawlspace, slab, or all three.
- Whether the crawlspace is concrete or gravel, and what the vapor barrier detail needs to be.
- Where each suction point belongs, and how to connect the runs into one clean system.
- A route that respects the brick and the sight lines from the street: through the garage and attic, up through the home, or out the side and up past the roofline.
- Fan placement on a home where bedrooms may be half a level from everything.
- The existing system, if there is one: fan sound, manometer, and whether repair, fan replacement, or relocation makes more sense.
Radon Mitigation and System Service
We install radon mitigation systems built for multi-level homes: a suction point for the sub-basement, a suction point for the crawlspace under a sealed vapor barrier, a slab point where the layout calls for it, and one fan doing the whole job through cleanly connected piping.
We also handle radon fan replacement, system repair, existing-system inspections, and system relocation or rerouting, including systems installed by another company. Newer homes around Lemont and southeast Orland Park often have passive radon piping already in the wall; if a test comes back elevated there, passive activation is usually the clean answer.
Established experience, local attention
American Radon Systems has installed more than 10,000 radon systems. Bill still evaluates each home before it is quoted, and the team brings nearly 25 years of combined mitigation experience to the work.
- 650+ Google reviews
- Illinois radon mitigation license RNM2018212
- Five-year complete fan replacement coverage
Radon Fan Replacement in This Area
A fan that becomes noticeably louder, rattles, grinds, hums, or sends vibration through the wall may be wearing out or may have another system issue that should be checked. A properly working radon fan is not perfectly silent. Most produce a soft, steady sound of air moving through the pipe. If the system becomes completely silent, check the U-tube manometer to see whether suction is still present. Uneven liquid levels usually indicate suction. If both sides are level with each other, the system is not showing suction. Radon fan replacement is a normal service call for us, including systems installed by another company. There is no separate trip charge, and Bill explains the repair or replacement price before work begins.
If the failed fan is one we installed and it is within the five-year warranty, the service visit, labor and replacement fan are included at no cost. Questions? Call or text Bill's cell at (815) 370-9682 and text a clear photo of the fan and the U-tube manometer if you have one. That number is Bill's cell phone.
Four Common Reasons Homeowners Call
- A test came back elevated.The next step is a mitigation system designed around your foundation. Bill looks first, then prices.
- The home already has a system, and something seems off.A fan that becomes noticeably louder, rattles, grinds, hums, or sends vibration through the wall may be wearing out or may have another system issue that should be checked. Uneven liquid levels usually indicate suction. If both sides are level with each other, the system is not showing suction. Call or text Bill's cell with a clear photo of the fan and manometer. Same-day or next-day service in most cases. Radon fan replacement is a normal service call for us, including systems installed by another company. There is no separate trip charge, and Bill explains the repair or replacement price before work begins.
- A newer home has a radon pipe but no fan.That is passive piping, often labeled Radon Reduction System in newer Illinois homes. Illinois has required radon-resistant new construction features in many jurisdictions since 2013; activation adds the fan when a later test is elevated. See official Illinois Radon Resistant Construction guidance for the rule details.
- You are buying or selling and radon is on the inspection report.Call early. Buyers can get a real quote during the inspection window. Sellers get more flexibility when radon is handled before it becomes last-minute closing pressure.
For real estate paths, see buying or selling with radon, buyer-side help, or seller-side help.
Send Your Info
If you are not sure what is under your family room, you are in good company. Most owners of split-levels are not sure either. Send your info and we'll help you figure out the next step, or call or text Bill at (815) 370-9682.
No trip charge, and no pressure.
Common Questions
Can a split-level or three-step ranch be mitigated properly?
Yes, and it is routine for us. Multi-level homes usually need more than one suction point, with the runs connected into one system. Different is not harder to live with. It is just harder to wing, which is why Bill looks first.
Does the crawlspace under part of the home get skipped?
Not by us. When a home has both a basement and a crawlspace, each area gets its own suction point. A crawlspace left out of the design is one of the most common reasons a multi-level home retests higher than expected.
Will the pipe run across the front of my brick home?
No. Where the layout allows, we route through the garage and attic or up through the home and out the main roof. When the cleanest path is outside, it goes on a side or rear elevation and runs up past the roofline, finished to read like a downspout.
Our home is on a slab. Can you still do this?
Yes. Slab homes get their own suction-point approach, and the routing conversation is the same one: cleanest path to the fan and a proper termination.
What number should make us act?
EPA says fix at 4.0 pCi/L or higher and consider fixing between 2 and 4. With a finished sub-basement people sleep or play in, the consider range deserves real consideration. Your own test is the only number that matters.
Helpful Next Reads
State licensed (Illinois Radon Mitigation License RNM2018212), fully insured, no trip charge, and backed by 650+ Google reviews. Bill looks at the home before final pricing.
Communities We Commonly Serve
Orland Park
Orland Park is a regular service area for American Radon Systems. Many homes have finished basements or multi-level lower areas, so we focus on clean pipe routes and quiet, sensible fan placement.
Orland Hills
Orland Hills homes are usually close enough for practical scheduling, and the work often comes down to getting a solid system in without making finished areas feel disrupted.
Palos Park
Palos Park homes can be more custom, wooded, or spread out. We look carefully at foundation type, exterior routing, and where the fan will be least noticeable.
Palos Heights
Palos Heights has a lot of established homes where the install needs to be clean, durable, and easy for a future buyer or inspector to understand.
Oak Forest
Oak Forest has a wide mix of foundation layouts, additions, and finished basement spaces. System design matters more than a one-size-fits-all install.
Lemont
Lemont homes can have hills, custom layouts, and tricky exterior routing. A good radon system should work well without looking slapped onto the home.