ResalesRadon: What to Know Before You Buy a Home
If you"re in the process of searching for or buying a home, you"ve probably
been advised to have a home inspection. But there"s another test that you"ll
want to make sure your potential home -- or, if you don"t have plans to
move, your current home -- passes - the radon test.
Radon, a colorless and odorless decay product of uranium that occurs
naturally in soil and rock, has been identified as a leading cause of lung
cancer in the United States. It causes 15,000 to 22,000 deaths a year.
Radon can enter your home from the ground through cracks in walls, basement
floors and foundations, and the risk of exposure increases during colder
months when we keep our windows and doors closed and spend more time
indoors.
According to the U.S. Environmental Protection Agency, radon can be a
problem in any type of home. Local geology, construction materials, and how
the home was built are among the factors that can affect radon levels.
Radon is found in every state in the United States. However, there are some
states that are more radon prone. The hottest radon spots are Pennsylvania,
New Jersey, and New York. But radon is also common in many other states.
The only way to know whether radon exists in elevated levels in your home is
to test. Reliable radon tests can be purchased from some local hardware or
home improvement stores, or from the National Radon Hotline at
1-800-SOS-RADON.
When you"re buying a home, the EPA recommends asking the seller for their
radon test results, if they have had the house tested. Find out who
conducted it and where in the home it was taken. Also what, if any,
structural changes, alterations, or changes in the heating, ventilation, and
air conditioning system have been made to the house since the test was done.
If you need to test, do it as soon as possible and consider including
provisions in the contract specifying where it will be located, who will
conduct it, what type of test to do, when to do it, how the seller and you
will share the results and costs, and when radon mitigation measures will be
taken and who will pay for them, if necessary.
You can hire a qualified radon tester who is certified by the National
Environmental Health Association (www.neha.org) or test yourself.
The quickest way is with short-term tests that remain in your home for two
to 90 days, depending on the device. Charcoal canisters, alpha track,
electret ion chamber, continuous monitors, and charcoal liquid scintillation
detectors are the most commonly used devices.
If you need results quickly, you can take two short-term tests at the same
time in the same location for 48 hours.
The EPA recommends that testing device(s) be placed in the lowest level of
the home suitable for occupancy. The test should be conducted in a room to
be used regularly; do not test in a kitchen, bathroom, laundry room or
hallway. Operate the home"s heating and cooling systems normally during the
test. For tests lasting less than one week, operate only air-conditioning
units that re-circulate interior air. If a radon-reduction system is in
place, make sure the system is working properly and will be in operation
during the test.
Also be sure to:
Close your windows and outside doors at least 12 hours before beginning
the test.
Do not conduct short-term tests lasting less than four days during severe
storms or periods of high winds.
Follow the testing instructions and record the start time and date.
Place the test device at least 20 inches above the floor in a location
where it will not be disturbed and where it will be away from drafts, high
heat, high humidity, and exterior walls.
Leave the test kit in place for as long as the test instructions say.
Once the test is finished, record the stop time and date, reseal the
package, and return it immediately to the lab specified on the package for
analysis.
You should receive your test results within a few days or weeks. If you need
results quickly, request expedited service. Action should be taken to reduce
levels if the test results indicate a radon level of 4 pCi/L or higher.
To avoid/detect test interference:
Use a test device that frequently records radon or decay product levels to
detect unusual swings.
Employ a motion detector to determine whether the test device has been
moved or if testing conditions have changed.
Use a proximity detector to reveal the presence of people in the room - it
may correlate to possible changes in radon levels during the test.
Record the barometric pressure to identify weather conditions that may
have affected the test.
Record the temperature to help assess whether doors and windows have been
opened.
Apply tamper-proof seals to windows to ensure closed-house conditions.
Have the seller/occupant sign a non-interference agreement.
Most homes can be fixed for about the same cost as other common home
repairs. The average cost for a contractor can range from $800 to $2,500.
A variety of methods are used to reduce indoor radon levels, from sealing
cracks in floors and walls to changing the flow of air into the home. Simple
systems, known as sub-slab depressurization, use pipes and fans to remove
radon gas from beneath the concrete floor and foundation before it can enter
the home.
So as you hire a home inspector, check for termites, and dream about the
home you"re hoping to make your own, take the time to test for radon.
And if you"re not planning on buying or selling anytime soon and you haven"t
had your house tested, put the radon test at the top of your household to-do
list.