What is radon and why should I care?

What is radon and why should I care?  Radon is the by-product of decaying uranium in the soil.  It’s the second leading cause of lung cancer in the United States, and it’s the number one cause of lung cancer in non-smokers. 

How Does Radon Enter The House?

Radon gas rises through the crevices, cracks and porous materials of the ground until it finally reaches the surface.  From here, it can enter homes through soil under the home, basements, cracks in the foundation, via sump pumps and drains, and through gaps around wires and pipes.  The gas can literally be sucked into a home by the “draft effect” caused by ventilation and exhaust fans, chimney flues and vent pipes. Radon can’t be seen or smelled.  Radon can even be in water and building materials. 

Is There A Safe Level Of Radon?

There is no public health standard level of radon, but the EPA recommends remediation to lower the level of radon when it exceeds 4.0 picocuries per liter of air.  How likely is it that you have elevated levels of radon of 4.0?  It’s estimated that 1 in 15 homes in the United States tests high for radon.  It can be found in all 50 states.  Testing is the only way to tell how much radon is present.  

How Do I Know If I Have Radon Present?

Not all radon tests are equal.  DYI test kits are the least reliable.  It’s best to hire a professional.  While more costly, a certified radon professional knows where to place the test kit and for how long.  If a test comes back with average radon levels of 4.0 or higher, remediation is recommended.  Your certified radon pro will go over your options. 

How Do I Get Rid Of The Radon?

Essentially, the radon remediation system consists of a pipe going through the slab of your home.  It uses a fan to draw the radon gas through the pipe and out of the house- with the pipe terminating 12 inches above the nearby outside roofline.  The average cost to remediate is $1500.  It may be much higher if your home has over 2000 square feet of living space.

Radon And Real Estate

If you are considering buying a home, then I suggest having a radon test performed as part of your due diligence.  In North Carolina, the seller is not required to pay for radon testing or remediation on behalf of the buyer.  But everything is negotiable.  More often than not, the buyer pays for the test and the seller pays for remediation- as radon levels exceeding 4.0 are seen as a safety hazard.  When buying a new construction home, be sure to ask if the builder tests the finished home for radon and if they will pay for remediation, if needed.  If the home your are considering purchasing already has a remediation system in it, then I suggest you have a certified radon remediator inspect the system to make sure it’s running properly.  Note:  In North Carolina, home inspectors are not allowed to inspect remediation systems.