What You Should Do About Radon Levels Just Under 4.0
October 3rd, 2008 Categories: Buying a Home
It seems I cannot escape questions about home inspection and radon gas levels these days. Is there some public service campaign running on TV that I have missed? One question that comes up in almost every discussion is what to do if your radon test, done at the home inspection, reveals radon gas levels just under the recommended action level of 4.0?
First, the facts about your “rights” based on the standard NC Offer to Purchase and Contract. The action level requirement in the contract is any radon gas level at or over 4.0. If the radon level is 4.0 or higher, the seller must install a radon mitigation system or they have breached the contract. A radon level below 4.0 does not require any action by the seller and the buyer must proceed with the purchase of the home.
So, the purpose of the contract is to determine who pays for radon mitigation. Not necessarily whether the radon level is safe, or not. I know a line has to be drawn somewhere, but the question remains: what should you do with a radon gas level of 3.9, 3.8… even 3.5?
For the facts regarding that decision, I can refer you to the EPA website. There is an interesting chart about halfway down this page on their website that gives recommendations based on ranges of radon levels. The recommendation above 4.0 is to always install a radon mitigation system. The EPA recommends to consider radon mitigation at levels between 2.0 - 4.0.
If you want my personal opinion, I would recommend adding a radon mitigation system for any level over 2.0. Why run the risk of seriously damaging your health, perhaps even risking your life? The cost of a typical radon mitigation system is anywhere between $1,200 to $2,000. Remember, the standard contract simply decides who pays based on a radon level of 4.0. So, if you have to add a radon mitigation system to your home at your expense, what would you do? For me, risk vs costs analysis takes on a whole different perspective when the risk is my health or life.
A radon test costs about $150 and can be done at the same time as your home inspection. A radon test really needs to be done in our area. I’ve been told by several people in the radon business that the Raleigh area has about an 18% rate of high levels in homes. This matches my own experience in selling homes in the Raleigh area.
And if you are reading this, and did not have an agent who insisted that you have a radon test for your home when you bought it, do yourself a big favor and get tested. It could quite possibly be a life or death matter.
Thanks, Bob, for helping save lives. Most people don’t know of the the deadly power of radon gas, how easy it is to test for it; and if the level is high, how quickly it can be mitigated. Radon-induced lung cancer takes the lives of 21,000 people each year, and these deaths are entirely preventable. I urge your readers to go to http://www.cansar.org to see the faces and read the words of lung cancer victims who had been living with high levels of radon. The surgeon general requests that all homes be tested for radon, not just at the time of sale. Who among us wants to risk the lives of our family by living with high levels of radon. New homes can easily be built with radon control methods which can easily be activated if the level is still high. Prevention is the way to wage the war on lung cancer.
Thanks
Gloria
Cancer Survivors Against Radon (CanSar.org)
Thanks for your comments Gloria, and the additional information. I cannot imagine that anyone who found out about the seriousness of radon gas exposure would not want to get their home tested. I have a very serious discussion with every buyer I represent and cannot remember the last time someone refused to have a test done as a contingency of purchasing a home here in the Raleigh area.
I visited your website and it is chilling to read the words of the survivors. I will begin recommending that my clients who want to know more about what is at stake should visit your site.
Thanks for encouraging me that I am doing the right thing by being so insistent that 100% of my clients get their homes tested.
How refreshing! Bob, I have been very active in radon for 20 years and it is not often that I see in writing a simple no nonsense approach to radon from a “non-radon” professional.
God bless you and all who you represent Gloria!
Thanks to both of you,
Dave Hill