|
 |
 |
Home Buyer's and
Seller's Guide
to Radon
 |
EPA
Recommends:
- If
you are
buying a
home or
selling
your
home,
have it
tested
for
radon.
- For
a new
home,
ask if
radon-resistant
construction
features
were
used and
if the
home has
been
tested.
- Fix
the home
if the
radon
level is
4
picoCuries
per
liter
(pCi/L)
or
higher.
-
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.
|
 |
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.
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...
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...
EPA recommends
that you know
what the indoor
radon level is
in any home you
consider
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
housed 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.
The radon
testing
guidelines in
this Guide
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.
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.
1. Why Do
You Need to Test for
Radon?
a.
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. This
means 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 1 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 your
state.
b. 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.
EPA and the
Surgeon General
recommend
testing all
homes below the
third floor for
radon.
You
cannot predict radon
levels based on
state, local, and
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.
In
some areas,
companies may offer
different types of
radon service
agreements. Some
agreements let you
pay a one-time fee
that covers both
testing and radon
mitigation, if
needed.
U.S.
Surgeon
General
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 |
2. 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.
A
buyer may also
ask for a new
test if your
state or local
government
requires
disclosure of
radon
information to
buyers.
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. If
you do the test
yourself, you
should carefully
follow the
testing protocol
for your area or
EPA's Radon
Testing
Checklist. If
you hire a
contractor to
test your
residence,
protect yourself
by hiring a
qualified
individual or
company.
You can
determine a
service
provider's
qualifications
to perform
radon
measurements
or to
mitigate
your home in
several
ways. Many
states
require
radon
professionals
to be
licensed,
certified,
or
registered.
Most states
can provide
you with a
list of
knowledgeable
radon
service
providers
doing
business in
the state.
In states
that don't
regulate
radon
services,
ask
the
contractor
if they hold
a
professional
proficiency
or
certification
credential. Such
programs
usually
provide
members with
a photo-ID
card, which
indicates
their
qualification(s)
and its
expiration
date. If in
doubt, you
should check
with their
credentialing
organization.
Alternatively,
ask the
contractor
if they've
successfully
completed
formal
training
appropriate
for testing
or
mitigation,
e.g., a
course in
radon
measurement
or radon
mitigation.
3. 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
determinethe
results of
previous
testing;
-
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...
-
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 accept the
seller's test, make
sure that the test
followed the
Radon Testing
Checklist.
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)
-
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
afterwards.
4. I'm Buying or
Building a New Home.
How Can I Protect My
Family?
a. Why Should I Buy a
Radon-Resistant Home?
Radon-resistant
techniques work.
When installed
properly and
completely, these
simple and
inexpensive passive
techniques can help
to reduce radon
levels. In
addition, installing
them at the time of
construction makes
it easier to reduce
radon levels further
if the passive
techniques don't
reduce radon levels
below 4 pCi/L.
Radon-resistant
techniques may also
help to lower
moisture levels and
those of other
soil-gases.
Radon-resistant
techniques:
 |
Making
Upgrading
Easy:
Even if
built to be
radon-resistant,
every new
home should
be tested
for radon
after
occupancy.
If you have
a test
result of 4
pCi/L or
more, a vent
fan can
easily be
added to the
passive
system to
make it an
active
system and
further
reduce radon
levels. |
 |
Are
Cost-Effective:
Building
radon-resistant
features
into the
house during
construction
is easier
and cheaper
than fixing
a radon
problem from
scratch
later. Let
your builder
know that
radon-resistant
features are
easy to
install
using common
building
materials. |
 |
Save Money:
When
installed
properly and
completely,
radon-resistant
techniques
can also
make your
home more
energy
efficient
and help you
save on your
energy
costs. |
In
a new home, the cost
to install passive
radon-resistant
features during
construction is
usually between $350
and $500. In some
areas, the cost may
be as low as $100.
A qualified
mitigator will
charge about $300 to
add a vent fan to a
passive system,
making it an active
system and further
reducing radon
levels. In an
existing home, it
usually costs
between $800 and
$2,500 to install a
radon mitigation
system.
b. What Are
Radon-Resistant
Features?
Radon-resistant
techniques
(features) may vary
for different
foundations and site
requirements. If
you're having a
house built, you can
learn about EPA's
Model Standards (and
architectural
drawings) and
explain the
techniques to your
builder. If your
new house was built
(or will be built)
to be
radon-resistant, it
will include these
basic elements:
-
Gas-Permeable
Layer:
This layer
is placed
beneath the
slab or
flooring
system to
allow the
soil gas to
move freely
underneath
the house.
In many
cases, the
material
used is a
4-inch layer
of clean
gravel.
This
gas-permeable
layer is
used only in
homes with
basement and
slab-on-grade
foundations;
it is not
used in
homes with
crawlspace
foundations.
-
Plastic
Sheeting:
Plastic
sheeting is
placed on
top of the
gas-permeable
layer and
under the
slab to help
prevent the
soil gas
from
entering the
home. In
crawl
spaces, the
sheeting
(with seams
sealed) is
placed
directly
over the
crawlspace
floor.
-
Sealing and
Caulking:
All
below-grade
openings in
the
foundation
and walls
are sealed
to reduce
soil gas
entry into
the home.
-
Vent
Pipe:
A 3- or
4-inch PVC
pipe (or
other
gas-tight
pipe) runs
from the
gas-permeable
layer
through the
house to the
roof, to
safely vent
radon and
other soil
gases to the
outside.
-
Junction
Boxes:
An
electrical
junction box
is included
in the attic
to make the
wiring and
installation
of a vent
fan easier.
For example,
you decide
to activate
the passive
system
because your
test result
showed an
elevated
radon level
(4 pCi/L or
more). A
separate
junction box
is placed in
the living
space to
power the
vent fan
alarm. An
alarm is
installed
along with
the vent fan
to indicate
when the
vent fan is
not
operating
properly.
|
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5. How Can I Get
Reliable Radon Test
Results?
Radon testing is
easy and the only
way to find out if
you have a radon
problem in your
home.
a. Types
of Radon Devices
Since you cannot see
or smell radon,
special equipment is
needed to detect
it. When you're
ready to test your
home, you can order
a radon test kit by
mail from a
qualified radon
measurement services
provider or
laboratory. You can
also hire a
qualified radon
tester, very often a
home inspector, who
will use a radon
device(s) suitable
to your situation.
The most common
types of radon
testing devices are
listed below.
Passive
Devices
Passive radon
testing devices do
not need power to
function. These
include
charcoal canisters,
alpha-track
detectors, charcoal
liquid scintillation
devices,
and electret
ion chamber
detectors
which are available
in hardware, drug,
and other stores;
they can also be
ordered by mail or
phone. These
devices are exposed
to the air in the
home for a specified
period of time and
then sent to a
laboratory for
analysis. Both
short-term and
long-term passive
devices are
generally
inexpensive. Some of
these devices may
have features that
offer more
resistance to test
interference or
disturbance than
other passive
devices. Qualified
radon testers may
use any of these
devices to measure
the home's radon
level.
Active
Devices
Active radon testing
devices require
power to function.
These include
continuous
radon monitors and
continuous working
level monitors.
They continuously
measure and record
the amount of radon
or its decay
products in the
air. Many of these
devices provide a
report of this
information which
can reveal any
unusual or abnormal
swings in the radon
level during the
test period. A
qualified tester can
explain this report
to you. In
addition, some of
these devices are
specifically
designed to deter
and detect test
interference. Some
technically advanced
active devices offer
anti-interference
features. Although
these tests may cost
more, they may
ensure a more
reliable result.
b. General Information
for All Devices
A
state or local radon
official can explain
the differences
between devices and
recommend the ones
which are most
appropriate for your
needs and expected
testing conditions.
Make sure to use a
radon measurement
device from a
qualified
laboratory. Certain
precautions should
be followed to avoid
interference during
the test period.
See the Radon
Testing Checklist
for more information
on how to get a
reliable test
result.
Radon Test
Device
Placement
EPA
recommends
that testing
device(s) be
placed in
the lowest
level of the
home
suitable for
occupancy.
This means
testing in
the lowest
level (such
as a
basement),
which a
buyer could
use for
living space
without
renovations.
The test
should be
conducted in
a room to be
used
regularly
(like a
family room,
living room,
playroom,
den or
bedroom); do
not test in
a kitchen,
bathroom,
laundry room
or hallway.
Usually, the
buyer
decides
where to
locate the
radon test,
based on
their
expected use
of the
home. A
buyer and
seller
should
explicitly
discuss and
agree on the
test
location to
avoid any
misunderstanding.
Their
decision
should be
clearly
communicated
to the
person
performing
the test. |
c. Preventing or
Detecting Test
Interference
There is a potential
for test
interference in real
estate transactions.
There are several
ways to prevent or
detect test
interference:
-
Use a test
device that
frequently
records radon or
decay product
levels to detect
unusual swings
-
Employ a motion
detector to
determine
whether the test
device has been
moved or testing
conditions have
changed
-
Use a proximity
detector to
reveal the
presence of
people in the
room which may
correlate to
possible changes
in radon levels
during the test
-
Record the
barometric
pressure to
identify weather
conditions which
may have
affected the
test
-
Record the
temperature
record to help
assess whether
doors and
windows have
been opened
-
Apply
tamper-proof
seals to windows
to ensure closed
house conditions
-
Have the
seller/occupant
sign a
non-interference
agreement
Home buyers and
sellers should
consult a qualified
radon test provider
about the use of
these precautions.
d. Length of Time to
Test
There Are Two
General Ways To Test
Your Home for Radon:
Because radon levels
vary from day to day
and season to
season, a short-term
test is less likely
than a long-term
test to tell you
your year-round
average radon
level. However, if
you need results
quickly, a
short-term test may
be used to decide
whether to fix the
home.
 |
Short-Term
Testing |
The quickest way
to test is with
short-term
tests.
Short-term tests
remain in your
home from two
days to 90 days,
depending on the
device. There
are two groups
of devices which
are more
commonly used
for short-term
testing. The
passive device
group includes
alpha
track detectors,
charcoal
canisters,
charcoal liquid
scintillation
detectors,
and
electret ion
chambers.
The active
device group
consists of
different types
of continuous
monitors.
Whether
you test
for
radon
yourself
or hire
a
state-certified
tester
or a
privately
certified
tester,
all
radon
tests
should
be taken
for a
minimum
of 48
hours. A
longer
period
of
testing
is
required
for some
devices. |
 |
Long-Term
Testing |
Long-term tests
remain in your
home for more
than 90 days.
Alpha
track,
and
electret ion
chamber
detectors
are commonly
used for this
type of testing.
A long-term test
will give you a
reading that is
more likely to
tell you your
home's
year-round
average radon
level than a
short-term test.
If time permits
(more than 90
days) long-term
tests can be
used to confirm
initial
short-term
results. When
long-term test
results are 4
pCi/L or higher,
EPA recommends
fixing the home.
e. Doing a Short-Term
Test...
If
you are testing in a
real estate
transaction and you
need results
quickly, any of the
following three
options for
short-term Tests are
acceptable in
determining whether
the home should be
fixed. Any real
estate test for
radon should include
steps to prevent or
detect device
interference with
the test device.
When
Choosing a
Short-Term
Testing
Option...
There are
trade-offs
among the
short-term
testing
options.
Two tests
taken at the
same time
(simultaneous)
would
improve the
precision of
this radon
test. One
test
followed by
another test
(sequential)
would most
likely give
a better
representation
of the
seasonal
average.
Both active
and passive
devices may
have
features
which help
to prevent
test
interference.
Your state
radon office
can help you
decide which
option is
best. |
Short-Term
Testing
Options |
What
to do Next |
Passive:
Take two
short-term
tests at the
same time in
the same
location for
at least 48
hours.
or
Take an
initial
short-term
test for at
least 48
hours.
Immediately
upon
completing
the first
test, do a
second test
using an
identical
device in
the same
location as
the first
test.
|
Fix the home
if the
average of
two tests is
4 pCi/L or
more.
Fix the home
if the
average of
the two
tests is 4
pCi/L or
more. |
Active:
Test the
home with a
continuous
monitor for
at least 48
hours. |
Fix the home
if the
average
radon level
is 4 pCi/L
or more. |
f. Using
Testing Devices Properly
for Reliable Results
If
You Do the Test
Yourself...
When
you are taking a
short-term test,
close windows and
doors and keep them
closed, except for
normal entry and
exit. If you are
taking a short-term
test lasting less
than four days, be
sure to:
-
Close your
windows and
outside doors at
least 12 hours
before beginning
the test;
-
Do not conduct
short-term tests
lasting less
than four days
during severe
storms or
periods of high
winds;
-
Follow the
testing
instructions and
record the start
time and date;
-
Place the test
device at least
20 inches above
the floor in a
location where
it will not be
disturbed and
where it will be
away from
drafts, high
heat, high
humidity, and
exterior walls;
-
Leave the test
kit in place for
as long as the
test
instructions
say; and
-
Once you have
finished the
test, record the
stop time and
date, reseal the
package and
return it
immediately to
the lab
specified on the
package for
analysis.
You should receive
your test results
within a few weeks.
If you need results
quickly, you should
find out how long
results will take
and, if necessary,
request expedited
service.
 |
If
You Hire a
Qualified
Radon Tester |
In
many cases, home
buyers and sellers
may decide to have
the radon test done
by a qualified radon
tester who knows the
proper conditions,
test devices, and
guidelines for
obtaining a reliable
radon test result.
They can also:
-
Evaluate the
home and
recommend a
testing approach
designed to make
sure you get
reliable
results;
-
Explain how
proper
conditions can
be maintained
during the radon
test;
-
Emphasize to
occupants of a
home that a
reliable test
result depends
on their
cooperation.
Interference
with, or
disturbance of,
the test or
closed-house
conditions will
invalidate the
test result;
-
Analyze the data
and report
measurement
results; and
-
Provide an
independent
test.
g. Interpreting Radon
Test Results
The average indoor
radon level is
estimated to be
about 1.3 pCi/L;
roughly 0.4 pCi/L of
radon is normally
found in the outside
air. The U.S.
Congress has set a
long-term goal that
indoor radon levels
be no more than
outdoor levels.
While this goal is
not yet
technologically
achievable for all
homes, radon levels
in many homes
can be reduced
to 2 pCi/L or below.
Radon Test
Results
Reported in
Two Ways
Your radon
test results
may be
reported in
either
picoCuries
per liter of
air (pCi/L)
or working
levels (WL).
If your test
result is in
pCi/L, EPA
recommends
you fix your
home if your
radon level
is 4 pCi/L
or higher.
If the test
result is in
WL, EPA
recommends
you fix the
home if the
working
level is
0.02 WL or
higher.
Some states
require WL
results to
be converted
to pCi/L to
minimize
confusion. |
Sometimes short-term
tests are less
definitive about
whether the home is
at or above 4 pCi/L;
particularly when
the results are
close to 4 pCi/L.
For example, if the
average of two
short-term tests is
4.1 pCi/L, there is
about a 50% chance
that the year-round
average is somewhat
below 4 pCi/L.
However, EPA
believes that any
radon exposure
carries some risk;
no level of radon is
safe. Even radon
levels below 4 pCi/L
pose some risk. You
can reduce your risk
of lung cancer by
lowering your radon
level.
As
with other
environmental
pollutants, there is
some uncertainty
about the magnitude
of radon health
risks. However, we
know more about
radon risks than
risks from most
other cancer-causing
substances. This is
because estimates of
radon risks are
based on data from
human studies
(underground
miners). Additional
studies on more
typical populations
are under way.
Your radon
measurement will
give you an idea of
your risk of getting
lung cancer from
radon. Your chances
of getting lung
cancer from radon
depend mostly on:
-
Your home's
radon level;
-
The amount of
time you spend
in your home;
and
-
Whether you are
a smoker or have
ever smoked.
Smoking combined
with radon is an
especially serious
health risk. If you
smoke or are a
former smoker, the
presence of radon
greatly increases
your risk of lung
cancer. If you stop
smoking now and
lower the radon
level in your house,
you will reduce your
lung cancer risk.
Based on information
contained in the
National Academy of
Sciences 1998
report, The
Health Effects of
Exposure to Indoor
Radon, your
radon risk may be
somewhat higher than
shown; especially if
you have never
smoked. It's never
too late to reduce
your risk to lung
cancer. Don't wait
to test and fix a
radon problem. If
you are a smoker,
stop smoking.
Radon
Testing Checklist
For reliable test
results, follow this
Radon Testing
Checklist
carefully. Testing
for radon is not
complicated.
Improper testing may
yield inaccurate
results and require
another test.
Disturbing or
interfering with the
test device, or with
closed-house
conditions, may
invalidate the test
results and is
illegal in some
states. If the
seller or qualified
tester cannot
confirm that all
items have been
completed, take
another test.
 |
Before
Conducting a
Radon Test: |
-
Notify the
occupants of the
importance of
proper testing
conditions. Give
the occupants
written
instructions or
a copy of this
Guide and
explain the
directions
carefully.
-
Conduct the
radon test for a
minimum of 48
hours; some test
devices have a
minimum exposure
time greater
than 48 hours.
-
When doing a
short-term test
ranging from 2-4
days, it is
important to
maintain
closed-house
conditions for
at least 12
hours before the
beginning of the
test and during
the entire test
period.
-
When doing a
short-term test
ranging from 4-7
days, EPA
recommends that
closed-house
conditions be
maintained.
-
If you conduct
the test
yourself, use a
qualified radon
measurement
device and
follow the
laboratory's
instructions.
Your state may
be able to
provide you with
a list of
do-it-yourself
test devices
available from
qualified
laboratories.
-
If you hire
someone to do
the test, hire
only a qualified
individual.
Some states
issue photo
identification
(ID) cards; ask
to see it. The
tester's ID
number, if
available,
should be
included or
noted in the
test report.
-
The test should
include
method(s) to
prevent or
detect
interference
with testing
conditions or
with the testing
device itself.
-
If the house has
an active
radon-reduction
system, make
sure the vent
fan is operating
properly. If
the fan is not
operating
properly, have
it (or ask to
have it)
repaired and
then test.
Closed-house
conditions
means
keeping all
windows
closed,
keeping
doors closed
except for
normal entry
and exit,
and not
operating
fans or
other
machines
which bring
in air from
outside.
Fans that
are part of
a
radon-reduction
system or
small
exhaust fans
operating
for only
short
periods of
time may run
during the
test. |
 |
During a
Radon Test: |
-
Maintain
closed-house
conditions
during he entire
time of a short
term test,
especially for
tests shorter
than one week in
length.
-
Operate the
home's heating
and cooling
systems normally
during the test.
For tests
lasting less
than one week,
operate only
air-conditioning
units which
recirculate
interior air.
-
Do not disturb
the test device
at any time
during the test.
-
If a
radon-reduction
system is in
place, make sure
the system is
working properly
and will be in
operation during
the entire radon
test.
 |
After a
Radon Test: |
-
If you conduct
the test
yourself, be
sure to promptly
return the test
device to the
laboratory. Be
sure to complete
the required
information,
including start
and stop times,
test location,
etc.
-
If an elevated
level is found,
fix the home.
Contact a
qualified
radon-reduction
contractor about
lowering the
radon level.
EPA recommends
that you fix the
home when the
radon level is 4
pCi/L or more.
-
Be sure that you
or the radon
tester can
demonstrate or
provide
information to
ensure that the
testing
conditions were
not violated
during the
testing period.
6. What Should I Do If
the Radon Level is High?
a. High
Radon Levels Can be
Reduced
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 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, like
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. 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(s) and fan(s)
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 crawl space.
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 retest
your home on that
level. In addition,
it is a good idea to
retest your home
sometime in the
future to be sure
radon levels remain
low.
c.
Selecting a
Radon-Reduction
(Mitigation) Contractor
Select a qualified
radon-reduction
contractor to reduce
the radon levels in
your home. Any
mitigation measures
taken or system
installed in your
home must conform to
your state's
regulations.
EPA recommends that
the mitigation
contractor review
the radon
measurement results
before beginning and
radon-reduction
work. Test again
after the radon
mitigation work has
been completed to
confirm that
previous elevated
levels have been
reduced.
d. What
Can a Qualified
Radon-Reduction
Contractor Do for You?
A
qualified
radon-reduction
(mitigation)
contractor should be
able to:
-
Review testing
guidelines and
measurement
results, and
determine if
additional
measurements are
needed;
-
Evaluate the
radon problem
and provide you
with a detailed,
written proposal
on how radon
levels will be
lowered;
-
Design a
radon-reduction
system;
-
Install the
system according
to EPA
standards, or
state or local
codes; and
-
Make sure the
finished system
effectively
reduces radon
levels to
acceptable
levels.
Choose a radon
mitigation
contractor to fix
your radon problem
just as you would
for any other home
repair. You may
want to get more
than one estimate,
ask for and check
their references.
Make sure the person
you hire is
qualified to install
a mitigation
system. Some states
regulate or certify
radon mitigation
services providers.
Be
aware that a
potential conflict
of interest exists
if the same person
or firm performs the
testing and installs
the mitigation
system. Some states
may require the
homeowner to sign a
waiver in such
cases. Contact your
state radon office
for more
information.
e. Radon in Water
The radon in your
home's indoor air
can come from two
sources, the soil or
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
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 in not usually
a problem when its
source is surface
water. A radon in
water problem 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 a radon in
water problem, it
can be fixed. Your
home's water supply
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
from breathing radon
released into the
air from all water
used in the home.
For information on
radon in water,
testing and
treatment, and
existing or planned
radon in drinking
water standards, or
for general help,
call EPA's Drinking
Water Hotline at
(800) 426-4791 .
If your water comes
from a private well,
you can also contact
your state radon
office.
f. Radon
Hotlines (Toll-Free)
EPA supports the
following hotlines
to best serve
consumers with
radon-related
questions and
concerns.
-
1-800-SOS-RADON
(767-7236).
Radon Hotline,
operated by the
National Safety
Council (NSC) in
partnership with
EPA. Order
radon test kits
by phone.
-
1-800-55RADON
(557-2366).
For live help
with your radon
questions.
Operated by the
National Safety
Council (NSC) in
partnership with
EPA.
-
1-800-438-4318.
The Indoor Air
Quality (IAQ)
Information
Clearinghouse is
privately
operated under
contract to
EPA. You can
order copies of
EPA
consumer-oriented
radon
publications and
get general
information on
radon and indoor
air quality
issues.
-
1-800-426-4791.
Safe Drinking
Water Hotline,
privately
operated under
contract to
EPA. For
general
information on
drinking water,
radon in water,
testing and
treatment, and
radon drinking
water standards.
U.S.
Surgeon
General
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 |
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