Radon Gas
Cincinnati Area Board of Realtors
®Radon is a colorless, odorless gas produced by the natural breakdown of uranium in the soil, rock and water. It usually enters a home by seeping through cracks in the basement, foundation, sump pit or around pipes. Radon has been found in homes all over the United States. Approximately 1 out of every 15 homes in the U.S. is estimated to have elevated radon levels. Radon is suspected to be a carcinogen. Radon can be detected through proper testing.
Testing for radon is not difficult. Do-it-yourself kits are available (but make sure the lab is still in business and is licensed in Ohio). These passive devices, such as charcoal canister, are sent away to a lab after the test is conducted and a single average test result is provided. Reading for radon levels can be affected by interference from such factors as air movement (which includes opening and closing windows/doors), cigarette smoke, water table levels, barometric pressure and even the season of the year. Therefore, it is important that directions are carefully followed to ensure the most accurate results.
Most professionals use an active test device, such as a continuous radon monitor, that prints out hourly average radon levels. This is useful in revealing abnormal swings, trying to determine if the test was interfered with and how much variability there is in a radon level. Although these tests may cost more, they ensure a more reliable result.
Whichever testing method you decide to employ, make sure the test is approved by the Environmental Protection Agency (EPA) and/or the Ohio Department of Health and, when hiring a professional, that the testing company you choose is licensed with the state.
Once you know the level of radon in your home, find out what should be done to mitigate any problem that may be present. The EPA says you need to fix the problem if the radon level is 4.0 pCi/l or higher. Consult the Ohio Department of Health if the radon level is a concern to you.
When testing for radon as part of a real estate transaction, the EPA indicates that mitigation decisions should be based on either one active test or two passive tests (conducted either side-by-side or back-to-back). If the transaction is related to new construction, the buyer and builder should discuss whether the test should take place prior to occupancy or after the buyer has moved into the home. In either case, specific terms should be agreed to for handling mitigation if the need arises.
In the event elevated levels of radon are discovered in a home, there are relatively easy and inexpensive ways to mitigate when compared to correcting other environmental problems. Radon reduction begins with blocking the gas from entering the home: sealing cracks, covering crawl space floors, sealing sump pit openings, etc. The EPA also recommends installing a subslab ventilation system that pulls the radon gas out from under the floor and vents it above the eaves of the house so it does not re-enter the home. The piping of these systems sometimes runs along the outside of the house or can, many times, be run through he garage for a more cosmetic appearance. The state law requires that an Ohio licensed mitigator be used. Builders are exempt from this law, however.
Below are some responses to radon myths:
Myth: Radon is only a problem in certain parts of the country.
Fact: High radon levels have been found in every state. Radon problems do vary from area to area, but the only way to know the home’s radon level is to test.
Myth: A neighbor’s test result is a good indication of whether your home has a radon problem.
Fact: It is not. Radon levels vary from home to home. The only way to know if your home has a radon problem is to test it.
Myth: It is difficult to sell a home where radon problems have been discovered.
Fact: Where radon problems have been fixed, home sales have not been blocked. The added protection could be a good selling point; especially for people being relocated to the area.
Myth: Short-term tests cannot be used for making a decision about whether to reduce the home’s high radon levels.
Fact: Short-term tests may be used to decide whether to reduce the home’s high radon levels. However, the closer the short term testing result is to 4 pCi/L, the less certainty there is about whether the home’s year-round average is above or below that level. Keep in mind that radon levels can be reduced in some homes to 2 pCi/L or below.
If you have any additional questions concerning radon or its mitigation, contact the following agencies:
EPA’s Information on Radon: www.epa.gov/iaq/radon
EPA’s List of Radon Publications: www.epa.gov/iaq/radon/pubs
EPA’s List of testers and Mitigators: http://www.epa.gov/iaq/radon/radontest.html
(Not required by Ohio Law)
Ohio Department of Health (Manages Ohio Licensing)
Public Information 1 (800) 523-4439
Licensure & Technical 1 (614) 466-0061
