I am putting my house on the market to sell it. Do I need to do a radon test?
Answer: There is currently no Colorado state law that says you have to have your home tested prior to its sale. However, the radon concentrations you have in your home are not going to change drastically. If you have high levels when you LIST your house, it generally wont change much before it sells. However, to meet environmental due diligence clauses in real estate contracts, many radon tests are performed in the last week or two prior to the closing. Some test results occasionally come back "borderline".
Unfortunately, there usually isn't enough time to schedule and perform a 2nd test . Get your radon testing done as early as possible! Its in your best interest as a seller to have your home tested when it goes on the market! The average home sells in 120 days or longer. If a short term test is conducted when the house is listed and the results come back high, its advisable to do a 2nd test to "confirm" the first one before committing to fix it.
You could also initiate a long term test (30 days to six months) that will give you a more representative picture of what is actually there. The shorter tests (2-5 days) are more subject to "fluctuation" by variances in barometric pressures and precipitation. If a contract is put on your home after 30 days, you could instruct the certified test professional to halt the long term test in process and get the results processed. This would eliminate having to make a financial commitment based on a "borderline test result!
Question:
Who should perform the test?
Answer:
There are numerous things that can contribute to faulty radon test results. Only an individual trained in the proper EPA radon testing procedures should perform the test to ensure that the readings received are valid. The EPA has developed a proficiency program/exam for people in the radon measurement field. Qualified professionals have received radon test measurement certification from either NEHA (National Environmental Health Association or the NRSB (National Radon Safety Board).
Question:
What is a reasonable amount of radon?
Answer:
The U.S. EPA and the U.S. Surgeon General's office have established that people should not be exposed to more than 4.0 pCi/Liter of radon on a long term basis. However, just as there is a greater risk of smoking 4 packs of cigarettes/day versus smoking 2 packs of cigarettes/day, all levels of radon have an associated risk factor.
Question:
What costs are associated with the installation of a radon mitigation system?
Answer:
The cost for a radon mitigation system depends upon the size and complexity of your home, the medium that exists under your concrete slab (gravel, sand or clay) and the level of radon initially reported to be in your home. Nationally, the price averages around $1,200 to $1,5000 when installed by a contractor trained in proper EPA mitigation standards and procedures.
Question:
How should the radon mitigation system be connect to AC power?
Answer:
Electric codes stipulate that if you are adding on a new outlet, whether inside or outside of your home, this work has to be done by a licensed electrician. Unless there is an outlet within 6 feet of the blower fan, many mitigators may choose to install a new outlet themselves, instead of contracting with an electrician to try to keep costs down. But this can be a large safety risk for you and your family, especially if a fire starts because of potentially faulty wiring.
If a mitigator proposes doing this, ask them if they are a licensed electrician or have one on their staff, and if they are going to pull a permit for this work. Otherwise, look for another mitigator that will do things properly. Remember, if they are cutting corners here, they may be prone to doing it elsewhere.
The best way around this is to use low voltage fans that allow the wiring to go through a wall without a conduit. This is the sort of equipment that Radon-Pros installs.
