January is National Radon Awareness Month
- What is radon? - The source of radon is uranium decaying in the soil, rock, and water under your home, which becomes radon gas. These decaying particles enter your home from the ground through the foundation slab. Radon gas is radioactive (emits radiation) and is considered the second leading cause of lung cancer in the US. Only smoking creates a higher risk. The radioactive particles can become lodged in lung material, causing damage leading to lung cancer. Breathing the air containing the gas and decay particles can be a threat to any of us. There are approximately 21,000 radon lung cancer deaths each year in the US. Because radon gas is odorless and colorless there is no way to know if it is present and in what levels unless you perform a high-quality test.
- How do we test for radon? - Once you’ve made the decision to test your home for radon there are several options for how to properly test. The main difference in radon devices is that they are either passive or active testing devices. All radon tests require closed-house conditions from 12 hours prior to testing through the minimum 48-hour test period. Passive monitors are typically small canisters and don’t require a power source. They need to be sent to a laboratory for analysis. Charcoal canisters, electret ion chambers, or alpha track detectors are the most used passive devices. Usually, two devices will be set, and then the results averaged. If you decide to use one of these devices make sure you are using one from a qualified laboratory. An active device requires power to function. The most common active device is a continuous radon monitor (CRM). With these monitors, you can see your average radon reading based on a minimum of 48 hours of data. The action level set by the Environmental Protection Agency (EPA) for radon mitigation (correction) is 4.0 pCi/L. This result is an average of the hourly readings during the test. If the result is at/above the action level mitigation is needed. If the result comes in at 2.0-4.0 pCi/L the EPA states that you might consider re-testing or mitigating, especially if the tested area is used as living space.
- Which areas in the US are affected? – The EPA recommends everyone test for radon, as it can be found anywhere in the United States, but some states are more vulnerable due to the makeup of the landscape. States which are made up of rocks and soil, i.e., Connecticut and Colorado, are at a higher risk than states with which are made up of wetlands and clay i.e., Florida and Texas. During a real estate transaction, the EPA protocol states to test in the “lowest livable” area of the building (usually the basement in CT). If you are testing the home where you reside currently the protocol states to test the lowest “lived-in” level. Radon levels can be sensitive to season and weather so results may vary and testing periodically can help determine an accurate level of risk. As a decay product radon exposure will continue to change over time.
- Elevated radon levels, now what? – If your results come back at or above 4.0 pCi/L the EPA recommends having a mitigation system installed by a licensed and qualified contractor. If your home already has a mitigation system installed and the results are still elevated, then you will need to update your system as it is more than likely not functioning properly. The fan component of the system has a service life of approximately 8-10 years.
- Does homeowners’ insurance cover the cost for mitigation? – If you are testing your own home then typically homeowners’ insurance does not cover the cost of a mitigation system if your radon levels are elevated. If you are in the process of buying or renting a home, first you should have the home tested for radon whether there is a mitigation system in place or not. If the results come back elevated you could use this to negotiate your offer, have the seller pay for the mitigation system, split the cost or you may cover the cost yourself.
Bruce and Jill Schaefer own Schaefer Inspection Service in Woodbridge, CT.
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