It seems more people are becoming concerned with Radon gas in their homes or the homes they plan to buy. The EPA is largely responsible for this concern due to their efforts to keep the public informed about air quality in and around the home.(Much of the information from this article is from the EPA’s website.) So It is not uncommon to schedule a Radon Test with a Real Estate Home Inspection.
What is Radon?
Radon is a colorless and odorless radioactive gas that is produced by the radioactive decay of radium. Radium is a product of a decay chain beginning with uranium, a naturally occurring radioactive element. Radium is found in trace amounts in nearly all rocks,soils,and groundwater as well as building materials, plants,animals,and the human body.
Where is Radon Found?
Radon is a natural component of the air we breathe. Radon gas decays to solid particles called radon decay products. Inhaled radon decay products account for more than two thirds of the natural background radiation dose to members of th epublic. Scientists have long known about the radiation dose from radon, particularly to miners; however, the general public in the United States became aware of the potential risk of radon in homes in the 1980s.
The map below shows the concentration of mapped Radon zones, notice we in Colorado are in the Highest Zone 1.
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Is Radon Harmful to Your Health?
Radon is the second most important cause of lung cancer after cigarette smoking. Radon exposure is also considered the primary cause of lung cancer in individuals who have never smoked. The majority of radon related lung cancers are attributable to long term exposures at low or moderate concentrations since most of the exposures occur at these lower concentrations. Adverse health effects, other than lung cancer, have not been consistently demonstrated in epidemiological studies.
How is Radon Measured?
Radon concentration is a measurable quantity that is related to the amount of radiation that would be emitted by radon and its decay products in a liter of air. Radon concentration in air is expressed in units of picocuries per liter (pCiL).Higher radon concentrations and smoking habits are related toa;higher potential for adverse human health effects. The concentration to which an individual is exposed can be influenced by that persons lifestyle,such as time spent indoors, building construction,local geology, and other environmental factors
What Level of Radon is Acceptable?
The U.S. EPA has established guidelines for exposure to radon in homes. At levels of 4pCiL or more, the U.S. EPA encourages members of the public to take steps to reduce the radon concentrations and to consider action at levels above 2pCiL. The Health Physics Society concurs with the U.S. EPA guideline of 4pCiL. However, because 4pCiL is not a definite line between safe and unsafe, the HPS also agrees with the EPA s recommendation to consider action at levels below 4pCiL. Recent residential epidemiological studies have demonstrated that there is a statistically significant increased risk of lung cancer at concentrations below the U.S. EPA s action level of 4pCi/L.
How do I know if My Radon Levels are High?
You should have your home or building tested by a Certified Radon Measurement Professional. Closed house conditions are required 12 hours prior to deployment of the tests and for the 48 hours during the test. Closed-house conditions means keeping all windows closed, keeping doors closed except for normal entry and exit, and not operating fans or other machines which bring in air from outside. Fans that are part of a radon-reduction system or small exhaust fans operating for only short periods of time may run during the test.
How Long does a Radon Test Take?
Many different types of Radon Measurement Devices are available. Short term tests require a minimum deployment tome of 48 hours to 7 days. For the Radon tests I conduct I use either a Charcoal Liquid Scintillation which is two small vials of activated charcoal or Activated Charcoal Adsorption container filled with activated charcoal and covered with a screen and filter. Both of these types are deployed for 48 hours. Long term can be a Continuous Monitoring which could be in place for a year.
What can be done if my Levels are High?
For existing homes with radon concentrations at or above 4pCiL, proper radon mitigation can almost always reduce levels to below 2pCiL. Homeowners, or others responsible for a particular building, should contact a qualified radon mitigation specialist to determine the appropriate actions to be taken to reduce indoor radon concentrations. Confirmation tests should be made after mitigation to ensure that the system is working properly.
What if I Plan to Build a New Home?
For new construction, particularly in areas designated by the U.S. EPA or state radon programs as having the potential for indoor radon concentrations exceeding 4 pCi/L, radon‐reducing features or a full mitigation system should be installed at the time of construction. Nationwide, the average cost of installing radonresistant systems in new construction is in the range of several hundred dollars, while the cost of mitigating an existing home often exceeds $1,000.
RADON AND HOME SALES?
More and more, home buyers and renters are asking about radon levels before they buy or rent a home. Because real estate sales happen quickly, there is often little time to deal with radon and other issues. The best thing to do is to test for radon NOW and save the results in case the buyer is interested in them. Fix a problem if it exists so it won't complicate your home sale. You can also use the results of two short-term tests done side-by-side (four inches apart) to decide whether to fix your home.
Inspections Done Right
