Radon Test Revealed And Simplified For You

Radon gas levels should be tested as a part of a buyer’s home inspection before purchasing a home. Home inspectors complete a short term test to determine the levels of radon gas. Unfortunately, the annualized average testing that the EPA recommends can not be completed since buyers typically have only 30 to 60 days from the time of contracting on a home to the day of closing. So, the testing period must be much quicker – typically 48 to 72 hours maximum within the first two weeks following contract acceptance – within the contract Inspection Notice deadline time frame.

Radon is everywhere indoors as well as outdoors. The home needs a radon mitigation system installed if test results are at or above the EPA’s standards of 4.0 Picocuries (pCi/L). The process of lowering radon levels is very simple and costs about $850.00 for installation and re-testing of radon levels. I typically negotiate for on my buyer’s behalf to have the sellers pay for the repair.

The average indoor radon level is estimated to be about 1.3 pCi/L while about 0.4 pCi/L of radon is typically found in the outside air. The U.S. Congress has set a long-term goal of reducing indoor radon levels to no more than outdoor levels. Technologically this target is not yet achievable in most properties, but most homes can achieve radon levels below 2.0 Picocuries with the installing a radon mitigation system.

Radon reduction systems include a clear glass monitor filled with red oil that visually indicates to you if the mitigation system is operating properly. Home inspectors typically also recommend that you have your home retest your home every two to three years to insure radon levels remain below EPA recommended levels.

A radon test that was completed in a home that I now have under contract revealed elevated levels of radon in a property. I negotiated for my client to have the seller pay for installation and re-testing of radon levels.

This Radon Chart is an updated chart of the lifetime risk of lung cancer death per person from radon exposure in homes (excerpted from the updated radon risk assessment).

Some Helpful Links:
Contact the EPA at 1-800-557-2366 or for more information.
http:/www.epa.gov/radon
http://www.epa.gov/radon/pubs/consguid.html
http://www.radon.com/radon/mitigation.html
http://www.cdphe.state.co.us/hm/rad/radon/radon.asp
http://www.cdphe.state.co.us/hm/rad/radon/realestatetransactions.pdf
http://www.epa.gov/radon/pubs/mitstds.html