Radon is a naturally occurring gas, and is part of the normal mix of elements that make up the air we breathe. However, the concentration varies greatly throughout the country, within individual towns, and even within neighborhoods. If the concentration is too high, then radon can be a health hazard.
We always recommend that our buyers test for radon as part of their home inspection. If elevated levels are found, then our buyers have an opportunity to make sure they have addressed it to their satisfaction before proceeding with the purchase. Some become uncomfortable with the home and choose to walk away. Others require that the sellers install a radon mitigation system to lower the concentration to more acceptable levels.
Mitigation systems are very effective at reducing radon levels. Because radon is produced underground, and is heavier than most other components of air, it tends to enter through the foundation and pool in the lowest levels of a home. Mitigation systems are simple ventilation tubes (usually PVC piping) that blow air from under the home’s foundation to the outside of the structure. They are easy to install and relatively inexpensive compared to other mechanical systems in a home.
The EPA has a website devoted to radon and real estate that should be required reading for all home buyers and sellers. They also have more general pages that talk about the health risks of radon in addition to their overall radon portal. The EPA defines a concentration of 4.0 pCi/L as the point at which a mitigation system should be installed. As a point of comparison, the average indoor concentration level is 1.3 pCi/L and the average outdoor concentration is 0.4 pCi/L.
In September of 2009 the World Health Organization completed the International Radon Project, a comprehensive study of residential radon health risks. They recommended that countries adopt tighter standards regarding acceptable radon concentrations in residential environments. Their target action level is equivalent (they use different units to measure) to 2.7 pCi/L, and they suggest that the highest action level a country adopt is 8.0 pCi/L.
The EPA’s action level is comfortably within the suggested range, and in their reaction to the report they did not give any indications that they would change the standards in the United States. A different article pointed out that the EPA actually recommends that home owners “consider fixing their home” when concentration levels are 2.0 pCi/L, even though the accepted action level is 4.0 pCi/L.
Radon is an environmental issue that impacts everyone involved in residential real estate, whether or not they are actively pursuing a transaction.
Home Owners: Consider testing your property to make sure that radon concentrations are at safe levels in your home. We tested our home a couple of years ago. It’s a two day process for the continuous monitoring test (we recommend this over a canister test) and currently costs about $250 when done alone (versus as part of a home inspection).
Sellers: Be prepared for buyers to conduct a radon test during their home inspection period. Since elevated radon levels are considered a “Material Fact” in the state of Connecticut, you will be required to disclose the results to all potential buyers (even if the buyer that discovered the radon walks away from the deal). The practical implications are that sellers with high radon must have a mitigation system installed in order for their home to be marketable.
Buyers: Read up on radon so that you understand the potential risks and the effectiveness of mitigation systems. Conduct a radon test during the home inspection process, and insist that elevated levels are addressed by the seller either in the form of an installed mitigation system or a credit to cover the cost. Remember, you will be required to disclose the radon test results when you sell the house, so keep the paperwork.
All of us are exposed to radon on a daily basis, inside our homes and out – there is no way to eliminate it from our environment. The key is to understand the potential risks and to make sure that our homes contain safe concentration levels.