Question:
During the home inspection prior to purchase, a radon test was ordered and elevated concentrations were found above 4 pCi/L. Is this a concern?
Answer:
The EPA has determined that long term exposure to elevated levels of radon (above 4.0 pCi/l) is a potential cause of lung cancer. However, If you like the house, radon shouldn't be a reason to back out of the deal! Techniques have been developed that when utilized by certified mitigation contractors can ALWAYS reduce the radon level concentrations to below 4.0 pCi/L.
You may work out an agreement with the seller to fix it before you move in. Regardless of who gets it fixed, you can go ahead with the purchase, confident once a contract with a certified mitigator has been signed to fix the problem, it can be scheduled and performed after you move in and are 'settled'.
Question:
The seller's agent said the house was tested and found "safe". Should I believe this?
Answer:
What were the actual radon readings? The EPA recommends that homes at or above 4 pCi/L have some sort of work performed to lower the radon levels. However, even so, using the word "safe" may be too simple of a statement, when there is still some risk associated with even low concentrations of radon. Simply make sure that the tests were performed on-site by an individual that is certified in Radon Test Measurement and Interpretation. It’s not companies that are certified but rather individuals.
Question
Is radon a problem in the subdivision in which we are looking?
Answer:
Radon is quite variable from house to house, even in the same subdivision. The only way to know is to have a certified radon test performed on the house you are considering.
Question:
What areas in Colorado are high in radon? When I buy a house, I want to choose an area that is safe.
Answer:
Although there are maps indicating areas of higher potential in the U.S., they are not precise enough to determine whether or not a given home will have concentrations in excess 4.0 pCi/L. The only way to know for sure is to test. Only use individuals to do your tests who have completed radon testing training at an EPA-approved training center. You can't run the risk of having your tests come back as faulty because the individual performing the test wasn't familiar with all the situations and conditions which may adversely affect radon test results. Having someone that is certified will prevent this from happening!
Question:
Will a test be done automatically when I buy a home?
Answer:
Unlike numerous other states, there is currently no law on the books in Colorado that requires that radon testing be performed prior to the sale of a home. However, along with other concerns for which you may have the home inspected, it is recommended that you schedule a radon test by a certified radon test professional.
Question:
Can anyone perform radon testing?
Answer:
The only individuals who are certified to conduct proper radon testing in a home or commercial buildings in the U.S. are those who have successfully completed radon measurement training and passed a proficiency examination at an EPA approved training center. There are many components which may affect the test readings you receive. Unless the individual placing the test kit or electronic monitor is familiar with all the potential hazards that can alter normal testing conditions, you are temporarily subject to test results which may be skewed. (We've encountered home inspectors that have put them in closets, in crawl spaces and on the wrong floor of the house! Make SURE yours is done correctly according to EPA protocols!)
Question:
What if the seller refuses to allow me to perform a radon test?
Answer:
Testing a home for radon may done either prior to or after the time of purchase. Generally, most sellers should have no reservations about a test being performed if the buyer is willing to pay for it. However, reservations about having a radon test performed in their house could possibly cloud the sale!
Question:
Are you sure that radon can be fixed?
Answer:
Contractors trained in EPA mitigation standards can install successful radon mitigation systems. In talking to mitigation contractors, request a written proposal that includes guarantees of resulting concentrations that are less than 4.0 pCi/L.
Question:
What things should I write into the contract offer?
Answer:
1) Be specific on what is an acceptable reading.
2) Consider who will be doing the pre-sale radon testing (are they certified to do so?) and at whose expense it will be conducted?
3) If the radon readings are elevated, will mitigation be acceptable? Who will pay for the work?
4) If radon mitigation is decided upon, who will perform the work? (Are they certified by NEHA or the NRSB? (Any company since 1998 stating that they are EPA-listed, EPA-licensed or EPA-approved is falsely misrepresenting themselves and is subject to de-certification).
5) Do they carry General Liability Insurance?
6) To avoid a potential conflict of interest, insist that follow-up testing be conducted by an independent individual that is certified to perform Radon Test Measurement and Test Interpretation by either NEHA or the NRSB.
7) Who will determine the success of the mitigation system?
8) How and when will the contractor be paid?
