Radon Testing

Radon Testing

What is Radon?

Radon is an odorless, colorless, and tasteless radioactive gas found in nearly all soils. It moves up through the ground into the air and through cracks and holes in a building's foundation. It is estimated that nearly 1 in 15 homes in the U. S. have elevated levels of radon. It can also be found in water supplies.

SURGEON GENERAL HEALTH ADVISORY

"Indoor radon gas is a national health problem. Radon causes thousands of deaths each year. Millions of homes have elevated radon levels. Homes should be tested for radon. When elevated levels are confirmed, the problem should be corrected."

EPA Recommends:

If you are buying or selling a home, have it tested for radon.
For a new home, ask if radon-resistant construction features were used and if the home has been tested.
Fix the home if the radon level is 4 (pCi/L) picocuries per liter or higher.
Radon levels less than 4pCi/L still pose a risk and, in many cases, may be rduced.

I'm Buying a home. What should I Do?

A) If the home has already been tested for radon...

If you are thinking of buying a home, you may decide to accept an earlier test result from the seller or ask the seller for a new test to be conducted by a qualified radon tester. Before you accept the seller's test, you should determine:

The results of the previous testing.
Who conducted the previous test: The homeowner, a radon professional, or some other person.
Where in the home the previous test was taken, especially if you may plan to live in a lower level of the home.

For example, the test may have been taken on the first floor. However, if you want to use the basement as living space a test should be performed there.

What, if any, structural changes, alterations, or changes in the heating, ventilation, and air conditioning systems have been made to the house since the test was done. Such changes might affect radon levels.

If you accept the seller's test, make sure that the test followed the RADON TESTING CHECK LIST.

If you decide that a new test is needed, discuss it with the seller as soon as possible. If you decide to test use a qualifed tester.

B) If the home has not yet been tested for Radon...

Make sure that a radon test is done as soon as possible. Consider including provisions in the contract specifying:

Where the test will be located;
Who should conduct the test;
What type of test to do;
When to do the test;
How the seller and the buyer will share the test results and test costs (if necessary); and
When radon measures will be taken, and who will pay for them.

Make sure that the test is done in the lowest level of the home suitable for occupancy. This means the lowest level that you are going to use as living space which is complete or does not require renovations prior to use.

If you decide to finish or renovate an unfinished area of the home in the future, a radon test should be done before starting the project and after the project is finishend. Generally, it is less expensive to install a radon-reduction system before (or during) renovations rather than afterwards.

What is meant by elevated levels of Radon?

Levels considered elevated, whether found through short term (2-89 days) or long term (more than 90 days) testing, is 4 pCI/L (4 "picocuries" per liter) or higher. The Residential Real Property Disclosure Law requires the seller to disclose information regarding elevated levels of radon, so you'll want to be sure to have a professional perform the initial test and all follow-up testing. A professional will take such things into consideration as barometric pressure, wind speed and ground saturation levels when interpreting results.

Can Radon Levels be corrected?

YES. In most cases, correcting the problem is as easy as caulking cracks. In higher levels however, holes will be drilled in the foundation floor, and piping to an exterior fan will be connected. This fan will create a negative pressure under the foundation floor and pull the Radon gasses out to the exterior where they can break down into their by-products safely. This fan needs to be operating 24 hours a day, seven days a week, and 52 weeks a year. The approximate cost to operate this fan is about $200.00 per year.

RADON TESTING CHECKLIST

For reliable test results, follow this Radon Testing Checklist carefully. Testing for radon is not complicated. Improper testing may yield inaccurate results and require another test. Disturbing or interfering with the test device, or with closed house conditions, may invalidate the test results and is illegal in some states. If the seller or qualified tester cannot confirm that all items have been complete, take another test.

Before Conductiong a Radon Test

Notify the occupants of the importance of proper testing conditions. Give the occupants written instructions or a copy of this and explain the directions carefully.
Conduct the radon test for a minimum of 48 hours; some test devices have a minimum exposure time greater than 48 hours.
When doing a short term test ranging from 2-4 days, it is important to maintain closed-house conditions for at least 12 hours before the beginning of the test and during the entire test period.
When doing a short-term test ranging from 4-7 days, EPA recommends that closed-house conditions be maintained.
If you conduct the test yourself, use a qualified radon measurerment device and follow the laboratory's instructions.
If you hire someone to do the test, hire only a quailfied individual.
The test should include method(s) to prevent or detect interference with testing conditions or with the testing device itself.
If the house has an active radon-reduction system, make sure the vent fan is operating properly. If the fan is not operating properly, have it (or ask to have it) repaired and then test.

During a Radon Test

Maintain closed-house conditions during the entire duration of a short-term test, especialy for tests shorter than one week in length.
Operate the home's heating and cooling systems normally during the test. For tests lasting less than one week, operate only air-conditioning units which recirculate interior air.
Do not disturb the test device any time during the test.
If a radon-reduction device is in place, make sure the system is working properly and will be in operation during the entire radon test.

After a Radon Test

If you conduct the test yourself, be sure to promptly return the test device to the laboratory. Complete the required information, including the start and stop times, test location, etc.
If an elevated radon level is found, fix the home. Contact a qualified radon-reduction contractor about lowering the level. EPA recommends that you fix the home when the radon level is 4pCi/L or more.
Be sure that you or the radon tester can demonstrate or provide information to ensure that the testing conditions were not violated during the testing period.

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