Radon: The Silent But Very Manageable Killer

By Ryan Dosen

 

Radon gas poses a real, yet easily managed threat to homeowners and homebuyers in Pennsylvania. However, the threats posed by radon gas, as well as the means for dealing with elevated levels of radon gas are often misunderstood by the general public. To help clear up the mysteries surrounding this silent killer, I sat down with local home inspection expert John Kerrigan of Reliable Home Inspection Service.

What is Radon?

Radon is naturally-occurring, odorless, tasteless gas. The Pennsylvania Citizen’s Guide to Radon states that radon “comes from the natural decay of uranium that is found in nearly all soils. It typically moves up through the ground to the air above and into your home through cracks and other holes in the foundation. ” As radon moves up from the ground into your home, it can get trapped inside, where it can build up over time. Therefore, whether new or old, or with or without a basement, any home may have a radon problem, depending upon the soil upon which it sits.

The Environmental Protection Agency (EPA) estimates that radon causes about 21,000 lung cancer deaths per year and recommends remediation if radon levels are 4.0 picocuries per liter (pCi/L) or higher. Sub-4.0 levels are still said by the EPA to pose a risk, and in many cases may be reduced using radon mitigation systems.

Testing for Radon

If you are buying a home in the State of Pennsylvania, there is a designated section of the standard Agreement of Sale reserved for invoking the right to do a due diligence test for radon. When electing the rights to do certain inspections for a home you want to purchase, it is generally advised that you have the home professionally tested for radon. Kerrigan says that a licensed professional radon test may cost in the neighborhood of $125 to $175, but that it’s money well spent. If elevated levels are found, you can usually request remediation by the seller before purchasing the property.

Kerrigan says that testing shouldn’t only be done pre-settlement, especially if the home has a history of elevated radon levels. Obviously, the radon gas in your soil doesn’t care about closing dates; it can creep up at any time. It is best to test for radon once every few years. Post-settlement radon tests may not need to be performed by licensed professionals and can be obtained for as little as $30. This is a small price to pay for peace of mind.

Kerrigan also reminds us that whenever testing for radon, closed home conditions are required. You’ll need to keep windows and doors closed for the two-day test, as well as the 12 hours prior to the test. Otherwise, you could impact the results of the test by letting excess radon escape. People often forget this, especially once the weather turns for the better during the spring home buying season.

Remediating Radon

Kerrigan and other home experts have many ways to remediate radon in your home, ranging from sealing cracks in floors and walls to installing pipes and fans that can draw out and remove radon from your home. Whatever the initial radon readings, experts are usually able to reduce levels below the EPA’s 4.0 threshold. The Pennsylvania Citizen’s Guide to Radon says that the average indoor radon level is 1.3pCi/L and that most homes can be reduced to a level of 2 pCi/L or below. The Guide states that the average cost for a home remediation is $1,000, although actual costs could range from $500 to $2,000. Kerrigan adds that radon remediation jobs can exceed $3,000 in the unlikely event that the professional is required to line your home’s entire crawlspace.

Radon presents a real threat to anyone living in Pennsylvania. However, the threat is entirely manageable. If you have any questions about radon, contact a licensed expert like John Kerrigan. Also, feel free to contact me for a free copy of the Pennsylvania Citizen’s Guide to Radon.

— Ryan Dosen manages The Wayne Megill Real Estate Team of Keller Williams Brandywine Valley in West Chester. Contact Ryan to inquire about buyer or seller representation or for more perspective on the local and national real estate market by emailing ryan@waynemegillteam.com or calling 610-399-0338. Please also visit The Wayne Megill Team real estate blog at www.PAHomesAndRealEstate.com.

This article was published by 21st Century Media and the Daily Local News (West Chester, PA). To read this article on the the newspaper’s site, please visit the Daily Local News.

 

 

To view all of Ryan Dosen’s 21st Century Media real estate columns, visit http://www.dailylocal.com/search?text=dosen.