Is It Safe to Buy a Home With Elevated Radon Levels?
Buying a home is a huge decision. You already need to meet a lot of challenges, risks, and hazards. With all this, all you can expect from your purchase is only one thing: not to fall into the money pit. But is it only this that’s a concern? Nope. You also need to ensure that the house you’re buying is safe for you and your family. By safe, we mean that it doesn’t impose high health risks. But if your home already has high radon levels, then it might fail to provide you with a safe living environment. No kidding there.
Radon is a radioactive gas that naturally seeps out from soil, water, and rocks. It can easily find its way into the house through cracks in the foundation or tiny openings.
Do you know the most alarming part? It’s completely invisible and odorless, so without a proper test, you’d never know it’s there. (Better to schedule a radon test already). Prolonged exposure to high radon levels can significantly increase the risk of lung cancer. In fact, it was reported that every year, 21,000 lung cancer deaths are attributed to radon.
So, what if your radon test reveals elevated radon levels? In this blog, we will discuss all of this in detail and also answer the question: Is it safe to buy a home with radon?
What Is A High Radon Level?
According to the EPA, a high radon level is any reading of 4.9 picocuries per liter (pCi/L) or higher. It is also reported that every 1 in 15 homes experience high radon levels.
Remember, no radon level is considered to be completely “safe.” So, even if your house has levels below 4.0 pCi/L, it can still pose a risk. So, as prevention is always better than cure, you need to consider getting a radon mitigation system for your house at levels between 2.0 and 4.0 pCi/L.
What to Do If the House Has High Radon Levels?
If you have tested for radon, and it shows that your potential home has a problem (high radon levels), there are different steps you can take:
Confirm Test Results
First things first, you have taken the radon test but how sure are you that those are accurate? Now, what you can do is, start by reviewing the radon test report. This will help you understand the exact levels and compare them to the EPA’s action level of 4.0 pCi/L.
Also, make sure to get the test done by a certified professional, or with a reliable radon test kit approved by the EPA or state authorities. If the test was conducted improperly or under less than ideal conditions, such as: during extreme weather or without following guidelines then you can’t really trust the results.
So, if this happens, it is better to request a follow-up to verify the findings. Once you confirm the results, you will get a clear understanding of radon levels in the home. This way, you will also be able to make better-informed decisions.
Negotiate with the Seller
Now that you have gotten the assurance with the test results, the next step is negotiating with the seller. Elevated radon levels are a health hazard and most of the sellers understand that if they want to move forward with the sale, they need to address this issue first.
You can request the seller to install a radon mitigation system before closing the deal. This is a reasonable and common demand that is made in many real estate transactions.
If not, then you can ask them for a price reduction or ask for a credit at closing to cover the cost of installing a mitigation system yourself. Once you include radon mitigation in your negotiations, you will be able to ensure that your home is safe and prevent future health risks.
Hire a Certified Radon Mitigation Professional
Now that all things are set and confirmed, you need to hire a certified radon mitigation professional to address the issue. Radon mitigation requires specialized knowledge so if you are thinking to do it on your own, you need to drop that idea right now. Choose a professional who is trained and certified by organizations like National Radon Proficiency Program (NRPP) or the National Radon Safety Board (NRSB).
A certified expert will assess your home’s structure and determine the most effective mitigation method. Also, they will ensure the system is properly installed and meets the local and EPA standards for radon reduction.
Install the Radon Mitigation System
After hiring a professional, you need to install the radon mitigation system. Usually, this process involves installing the sub-slab depressurization system that works by creating a vacuum beneath your home’s foundation. This helps in preventing radon from seeping indoors.
The professional will drill a hole in the slab, insert a PVC pipe, and connect it to a fan that exhausts the radon gas outside, away from windows and doors. This system may also involve sealing cracks and openings in the foundation to minimize any potential pathways for radon entry.
Note: It is important that installing the system adheres to the EPA guidelines and local building codes to achieve optimal performance.
Retest After Installation
Now that all is done, you need to conduct a follow-up test to confirm the system’s effectiveness in reducing radon levels.
You shall schedule this retest at least 30 days after installing the radon mitigation system as by then it would have stabilized and function optimally. You can use a certified testing kit for this or hire a professional to perform the test.
It’s best to not skip the retesting as it will verify that the radon levels have dropped below the EPA’s action level of 4.0 pCi/L, ensuring a safer living environment. If the results indicate that radon levels remain elevated, additional adjustments or improvements to the mitigation system may be necessary.
But Should You Buy A Home With High Radon Levels?
Even after all of this, the question remains:, should you or should you not buy a home with high radon levels? We’d say you need to consider both the potential health risks and the available solutions before jumping to a conclusion.
Yes, radon gas does impose the risk of lung cancer, but elevated radon levels also don’t mean you should walk away from the purchase. Most of the houses can be effectively mitigated with professional radon mitigation systems – the best way to get rid of radon (at least, most of the radon).
Before making your decision, consider the costs and logistics of remediation, negotiate with the seller for mitigation solutions, and evaluate the home’s overall condition and value. In the end, if you are prepared to address the radon issue and take the necessary steps to ensure a safe living environment, purchasing a home with high radon levels can still be a viable option.
Conclusion
When buying a home, the confusion of purchasing a home with high radon levels is always real (and daunting). However, it is better to cater to the situation with full confidence and strategy.
Start by understanding the risks with radon exposure, take the steps to mitigate those risks, negotiate with the seller, properly install the mitigation system, and retest them. By following all of this, you can easily transform a potentially hazardous situation into a safe and healthy living environment for you and your family.
While high radon levels should not be taken lightly, they also shouldn’t be a dealbreaker. With the right precautions and actions, you can make an informed decision that allows you to enjoy your new home with peace of mind, free from the threats of radon.Concerned about radon levels in your home? The BrickKicker offers comprehensive Radon Gas Testing services to ensure your living environment is safe. Our certified professionals use advanced equipment to accurately measure radon levels, giving you peace of mind. Don’t wait—schedule your radon test today with The BrickKicker and protect your family!