What Realtors Should Know about Radon When Selling Homes
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We split the following article into sections. To simplify your search, select the corresponding section in this paragraph to jump to that section: How Does Radon Gain Access into a House? | What Is a Safe Level of Radon? | Is It OK to Buy A House with Radon? | Does the Seller Have to Test for Radon? If Radon Is Detected, Who Is Responsible for Its Mitigation? | What is the Best Mitigation System for Radon? |
As uranium decays, it produces radon as one of its byproducts. A noble inert radioactive gas, radon is odorless, colorless, and tasteless, so it cannot be detected by human senses but can be detected by radon sensors. Like other low-level radiation (e.g., dental X-rays), prolonged, continued exposure can be harmful to humans. In fact, indoor radon exposure is the leading cause of lung cancer in non-smokers.
When selling a home, Realtors have the responsibility to inform their clients about potential radon exposure danger and how easy and inexpensive it is to mitigate it. Read on as Fantech answers some of the most common questions Realtors may have regarding radon and selling homes.
How Does Radon Gain Access into a House?
Radon isn't present in every property, but when it is, it can enter a house when the inside pressure is lower than the outside pressure. The stack effect (commonly known as the chimney effect) is one of the components of pressure changes within a home. Hot air moves up and creates negative pressure in the lower part of the home.
Air and radon can then penetrate through cracks and other openings in the foundation. Radon levels in a home will depend on a few factors such as the pressure changes in the house, the number and size of cracks and openings, and of course if there is radon present in the sub-slab soil.
What Is a Safe Level of Radon?
The minimum level of radon recommended by the United States Environmental Protection Agency (EPA) is 4 picocuries/per liter of air (pCi/L). Radon is a radioactive gas, so technically there is no safe level; however, keeping levels below 2.8 (pCi/L) is highly recommended. The lower, the better!
Is It OK to Buy a House with Radon?
Yes! Radon can be mitigated by a specialized mitigation system installed by a professional. If radon is detected during inspection, like anything else, remediation is a negotiable part of buying a house. You will need to decide who is responsible for ensuring the radon is mitigated to a safe level.
Does the Seller Have to Test for Radon? If Radon Is Detected, Who Is Responsible for Its Mitigation?
In most jurisdictions, the real-estate contract has a check box for radon, similar to checking if the property has lead paint. It is the seller's obligation to inform the buyer of any presence of radon. In most cases, the seller is usually the one to take care of testing and mitigating.
Each state has different processes for who can conduct radon tests. For example, in Illinois, the tester and the mitigator have to be different. The inspector can do it, but it's not usually their responsibility to test for radon. Refer to the American Association of Radon Scientists and Technologists (AARST) on state guidelines for testing.
What Is the Best Mitigation System for Radon?
Choosing the proper radon mitigation system is based on the diagnostic test results. From there, radon mitigation professionals can select and design the best strategy for the solution.
Active soil depressurization (ASD) is the most common system used for radon mitigation. An alternative method to ASD is the dilution solution, which uses a fresh air appliance to deliver air from outside to dilute radon and extract it from the space.
Finding a certified professional and radon mitigation system doesn't have to be complicated. Refer to the AARST to find the professional you are looking for. For more details, be sure to check out Fantech’s Radon Facts for Homeowners.
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