Home Buyer's and Seller's Guide to Radon
Radon is a cancer causing radioactive gas that is found in some homes.
Your InsideOut home inspector can test for radon in the air, in your home, during a home inspection. For more information on radon, please keep reading.
The EPA Recommends:
Action be taken if the radon level in your home exceeds 4pCi/L. Radon levels less than 4 pCi/L still pose a risk, and in many cases, may be reduced.
Take steps to prevent device interference when conducting a radon test.
The EPA estimates that radon causes thousands of cancer deaths in the U.S. each year.
* Radon is estimated to cause about 21,000 lung cancer deaths per year.
The numbers of deaths from other causes are taken from the Centers for Disease Control and Prevention's 1999-2001 National Center for Injury Prevention and Control Report and 2002 National Safety Council Reports.
Radon is a cancer-causing, radioactive gas.
You cannot see, smell or taste radon. But it still may be a problem in your home. When you breathe air containing radon, you increase your risk of getting lung cancer. In fact, the Surgeon General of the United States has warned that radon is the second leading cause of lung cancer in the United States today. If you smoke and your home has high radon levels, your risk of lung cancer is especially high.
You should test for radon.
Testing is the only way to find out your home's radon levels. The EPA and the Surgeon General recommend testing all homes below the third floor for radon.
You can fix a radon problem.
If you find that you have high radon levels, there are ways to fix a radon problem. Even very high levels can be reduced to acceptable levels.
If You are Selling a Home...
The EPA recommends that you test your home before putting it on the market and, if necessary, lower your radon levels. Save the test results and all information you have about steps that were taken to fix any problems. This could be a positive selling point.
If You are Buying a Home...
The EPA recommends that you know what the indoor radon level is in any home you are considering buying. Ask the seller for their radon test results. If the home has a radon-reduction system, ask the seller for information they have about the system.
If the home has not yet been tested, you should have the house tested.
If you are having a new home built, there are features that can be incorporated into your home during construction to reduce radon levels.
These radon testing guidelines have been developed specifically to deal with the time-sensitive nature of home purchases and sales, and the potential for radon device interference. These guidelines are slightly different from the guidelines in other EPA publications which provide radon testing and reduction information for non-real estate situations.
This guide recommends three short-term testing options for real estate transactions. The EPA also recommends testing a home in the lowest level which is currently suitable for occupancy, since a buyer may choose to live in a lower area of the home than that used by the seller.
* Radon is estimated to cause about 21,000 lung cancer deaths per year.
The numbers of deaths from other causes are taken from the Centers for Disease Control and Prevention's 1999-2001 National Center for Injury Prevention and Control Report and 2002 National Safety Council Reports.
Radon is a cancer-causing, radioactive gas.
You cannot see, smell or taste radon. But it still may be a problem in your home. When you breathe air containing radon, you increase your risk of getting lung cancer. In fact, the Surgeon General of the United States has warned that radon is the second leading cause of lung cancer in the United States today. If you smoke and your home has high radon levels, your risk of lung cancer is especially high.
You should test for radon.
Testing is the only way to find out your home's radon levels. The EPA and the Surgeon General recommend testing all homes below the third floor for radon.
You can fix a radon problem.
If you find that you have high radon levels, there are ways to fix a radon problem. Even very high levels can be reduced to acceptable levels.
If You are Selling a Home...
The EPA recommends that you test your home before putting it on the market and, if necessary, lower your radon levels. Save the test results and all information you have about steps that were taken to fix any problems. This could be a positive selling point.
If You are Buying a Home...
The EPA recommends that you know what the indoor radon level is in any home you are considering buying. Ask the seller for their radon test results. If the home has a radon-reduction system, ask the seller for information they have about the system.
If the home has not yet been tested, you should have the house tested.
If you are having a new home built, there are features that can be incorporated into your home during construction to reduce radon levels.
These radon testing guidelines have been developed specifically to deal with the time-sensitive nature of home purchases and sales, and the potential for radon device interference. These guidelines are slightly different from the guidelines in other EPA publications which provide radon testing and reduction information for non-real estate situations.
This guide recommends three short-term testing options for real estate transactions. The EPA also recommends testing a home in the lowest level which is currently suitable for occupancy, since a buyer may choose to live in a lower area of the home than that used by the seller.
Why do you need to test for radon?
Radon has been found in homes all over the U.S.
Radon is a radioactive gas that has been found in homes all over the United States. It comes from the natural breakdown of uranium in soil, rock and water, and gets into the air you breathe. Radon typically moves up through the ground to the air above, and into your home through cracks and other holes in the foundation. Radon can also enter your home through well water. Your home can trap radon inside.
Any home can have a radon problem, including new and old homes, well-sealed and drafty homes, and homes with or without basements. In fact, you and your family are most likely to get your greatest radiation exposure at home. That is where you spend most of your time.
Nearly one out of every 15 homes in the United States is estimated to have an elevated radon level (4 pCi/L or more). Elevated levels of radon gas have been found in homes in New Hampshire.
The EPA and the Surgeon General recommend that you test your home.
Testing is the only way to know if you and your family are at risk from radon. The EPA and the Surgeon General recommend testing all homes below the third floor for radon.
You cannot predict radon levels based on state, local, or neighborhood radon measurements. Do not rely on radon test results taken in other homes in the neighborhood to estimate the radon level in your home. Homes which are next to each other can have different radon levels. Testing is the only way to find out what your home's radon level is.
U.S. Surgeon General's
Health Advisory
"Indoor radon gas is the second-leading cause of lung cancer in the United States, and breathing it over prolonged periods can present a significant health risk to families all over the country. It's important to know that this threat is completely preventable. Radon can be detected with a simple test, and fixed through well-established venting techniques."
January 2005
I'm selling a home. What should I do?
a. If your home has already been tested for radon...
If you are thinking of selling your home and you have already tested your home for radon, review the Radon Testing Checklist to make sure that the test was done correctly. If so, provide your test results to the buyer.
No matter what kind of test you took, a potential buyer may ask for a new test, especially if:
b. If your home has not yet been tested for radon...
Have a test taken as soon as possible. If you can, test your home before putting it on the market. You should test in the lowest level of the home which is suitable for occupancy. This means testing in the lowest level that you currently live in or a lower level not currently used, but which a buyer could use for living space without renovations.
The radon test result is important information about your home's radon level. Some states require radon measurement testers to follow a specific testing protocol.
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 previous testing by finding out:
If you decide that a new test is needed, discuss it with the seller as soon as possible.
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:
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 finished or does not require renovations prior to use. A state or local radon official or qualified radon tester can help you make some of these decisions. If you decide to finish or renovate an unfinished area of the home in the future, a radon test should be taken before starting the project, and after the project is finished. Generally, it is less expensive to install a radon-reduction system before (or during) renovations rather than afterward.
Radon has been found in homes all over the U.S.
Radon is a radioactive gas that has been found in homes all over the United States. It comes from the natural breakdown of uranium in soil, rock and water, and gets into the air you breathe. Radon typically moves up through the ground to the air above, and into your home through cracks and other holes in the foundation. Radon can also enter your home through well water. Your home can trap radon inside.
Any home can have a radon problem, including new and old homes, well-sealed and drafty homes, and homes with or without basements. In fact, you and your family are most likely to get your greatest radiation exposure at home. That is where you spend most of your time.
Nearly one out of every 15 homes in the United States is estimated to have an elevated radon level (4 pCi/L or more). Elevated levels of radon gas have been found in homes in New Hampshire.
The EPA and the Surgeon General recommend that you test your home.
Testing is the only way to know if you and your family are at risk from radon. The EPA and the Surgeon General recommend testing all homes below the third floor for radon.
You cannot predict radon levels based on state, local, or neighborhood radon measurements. Do not rely on radon test results taken in other homes in the neighborhood to estimate the radon level in your home. Homes which are next to each other can have different radon levels. Testing is the only way to find out what your home's radon level is.
U.S. Surgeon General's
Health Advisory
"Indoor radon gas is the second-leading cause of lung cancer in the United States, and breathing it over prolonged periods can present a significant health risk to families all over the country. It's important to know that this threat is completely preventable. Radon can be detected with a simple test, and fixed through well-established venting techniques."
January 2005
I'm selling a home. What should I do?
a. If your home has already been tested for radon...
If you are thinking of selling your home and you have already tested your home for radon, review the Radon Testing Checklist to make sure that the test was done correctly. If so, provide your test results to the buyer.
No matter what kind of test you took, a potential buyer may ask for a new test, especially if:
- the Radon Testing Checklist items were not met;
- the last test is not recent, (e.g., within two years);
- you have renovated or altered your home since you tested; or
- the buyer plans to live in a lower level of the house than was tested, such as a basement suitable for occupancy but not currently lived in.
b. If your home has not yet been tested for radon...
Have a test taken as soon as possible. If you can, test your home before putting it on the market. You should test in the lowest level of the home which is suitable for occupancy. This means testing in the lowest level that you currently live in or a lower level not currently used, but which a buyer could use for living space without renovations.
The radon test result is important information about your home's radon level. Some states require radon measurement testers to follow a specific testing protocol.
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 previous testing by finding out:
- 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, test there, too;
- what, if any, structural changes, alterations, or changes in the heating, ventilation, and air conditioning (HVAC) system have been made to the house since the test was done. Such changes may affect radon levels.
If you decide that a new test is needed, discuss it with the seller as soon as possible.
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 mitigation 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 finished or does not require renovations prior to use. A state or local radon official or qualified radon tester can help you make some of these decisions. If you decide to finish or renovate an unfinished area of the home in the future, a radon test should be taken before starting the project, and after the project is finished. Generally, it is less expensive to install a radon-reduction system before (or during) renovations rather than afterward.
What should I do if the radon level is high?
a. High radon levels can be reduced.
The EPA recommends that you take action to reduce your home's indoor radon levels if your radon test result is 4 pCi/L or higher. It is better to correct a radon problem before placing your home on the market because then you will have more time to address a radon problem.
If elevated levels are found during the real estate transaction, the buyer and seller should discuss the timing and costs of the radon reduction. The cost of making repairs to reduce radon levels depends on how your home was built and other factors. Most homes can be fixed for about the same cost as other common home repairs, such as painting or having a new hot water heater installed. The average cost for a contractor to lower radon levels in a home can range from $800 to about $2,500.
b. How To Lower The Radon Level In Your Home
A variety of methods can be used to reduce radon in homes. Sealing cracks and other openings in the foundation is a basic part of most approaches to radon reduction. The EPA does not recommend the use of sealing alone to limit radon entry. Sealing alone has not been shown to lower radon levels significantly or consistently.
In most cases, a system with a vent pipe and fan is used to reduce radon. These "sub-slab depressurization" systems do not require major changes to your home. Similar systems can also be installed in homes with crawlspaces. These systems prevent radon gas from entering the home from below the concrete floor and from outside the foundation. Radon mitigation contractors may use other methods that may also work in your home. The right system depends on the design of your home and other factors.
Radon and Home Renovations
If you are planning any major renovations, such as converting an unfinished basement area into living space, it is especially important to test the area for radon before you begin.
If your test results indicate an elevated radon level, radon-resistant techniques can be inexpensively included as part of the renovation. Major renovations can change the level of radon in any home. Test again after the work is completed.
You should also test your home again after it is fixed to be sure that radon levels have been reduced. If your living patterns change and you begin occupying a lower level of your home (such as a basement) you should re-test your home on that level. In addition, it is a good idea to re-test your home sometime in the future to be sure radon levels remain low.
a. High radon levels can be reduced.
The EPA recommends that you take action to reduce your home's indoor radon levels if your radon test result is 4 pCi/L or higher. It is better to correct a radon problem before placing your home on the market because then you will have more time to address a radon problem.
If elevated levels are found during the real estate transaction, the buyer and seller should discuss the timing and costs of the radon reduction. The cost of making repairs to reduce radon levels depends on how your home was built and other factors. Most homes can be fixed for about the same cost as other common home repairs, such as painting or having a new hot water heater installed. The average cost for a contractor to lower radon levels in a home can range from $800 to about $2,500.
b. How To Lower The Radon Level In Your Home
A variety of methods can be used to reduce radon in homes. Sealing cracks and other openings in the foundation is a basic part of most approaches to radon reduction. The EPA does not recommend the use of sealing alone to limit radon entry. Sealing alone has not been shown to lower radon levels significantly or consistently.
In most cases, a system with a vent pipe and fan is used to reduce radon. These "sub-slab depressurization" systems do not require major changes to your home. Similar systems can also be installed in homes with crawlspaces. These systems prevent radon gas from entering the home from below the concrete floor and from outside the foundation. Radon mitigation contractors may use other methods that may also work in your home. The right system depends on the design of your home and other factors.
Radon and Home Renovations
If you are planning any major renovations, such as converting an unfinished basement area into living space, it is especially important to test the area for radon before you begin.
If your test results indicate an elevated radon level, radon-resistant techniques can be inexpensively included as part of the renovation. Major renovations can change the level of radon in any home. Test again after the work is completed.
You should also test your home again after it is fixed to be sure that radon levels have been reduced. If your living patterns change and you begin occupying a lower level of your home (such as a basement) you should re-test your home on that level. In addition, it is a good idea to re-test your home sometime in the future to be sure radon levels remain low.
Radon in water
The radon in your home's indoor air can come from two sources: the soil and your water supply. Compared to radon entering your home through water, radon entering your home through soil is a much larger risk. If you've tested for radon in air and have elevated radon levels, and your water comes from a private well, have your water tested. The devices and procedures for testing your home's water supply are different from those used for measuring radon in air.
The radon in your water supply poses an inhalation risk and an ingestion risk. Research has shown that your risk of lung cancer from breathing radon in the air is much larger than your risk of stomach cancer from swallowing water with radon in it. Most of your risk from radon in water comes from radon released into the air when water is used for showering and other household purposes.
Radon in your home's water is not usually a problem when its source is surface water. Radon in water is more likely when its source is ground water, e.g., a private well or a public water supply system that uses ground water. Some public water systems treat their water to reduce radon levels before it is delivered to your home. If you are concerned that radon may be entering your home through the water, and your water comes from a public water supply, contact your water supplier.
If you've tested your private well and have radon in your water supply, it can be treated in one of two ways. Point-of-entry treatment can effectively remove radon from the water before it enters your home. Point-of-entry treatment usually employs either granular activated-carbon (GAC) filters, or aeration devices. While GAC filters usually cost less than aeration devices, filters can collect radioactivity and may require a special method of disposal. Point-of-use treatment devices remove radon from your water at the tap, but only treat a small portion of the water you use, e.g., the water you drink. Point-of-use devices are not effective in reducing the risk of breathing radon released into the air from all water used in the home.
