What is radon?

Radon is a radioactive gas produced by the natural breakdown of uranium (which is present in soil and in rock formations throughout the United States).  Studies have shown that exposure to radon contributes to the incidence of lung cancer.  The EPA advises you to take action to reduce the level of radon in your air if it exceeds 4.0 pci/L (picocuries per liter of air) in the lowest livable level of your home.

Am I required to have a radon test?

Generally, you are not required to perform a radon test to qualify for a mortgage, but you may want to have the test done so that you will know the results before you proceed with the purchase of the property.  

How does Maida Services test for radon air?

We place two EPA approved devices (canisters or vials) in the lowest livable area of the home.  If the basement is a space that could be used as a workshop, playroom or exercise room, or could be finished space in the future, then that is the space you should test because it is the entry level of radon.  (The other way for radon to enter the home is by escaping from well water.  If your water supply is from a private well, you should also test for Radon in the Water).  

The two devices remain in the home for at least 48 hours (and no longer than 72 hours).  Our prices include the placing of the devices, we pay for the canisters to be analyzed, and we provide you with a postage-paid mailer.  Either you, or someone you designate, would have to return to the home two days later, seal the canisters and place them in the mail.   The laboratories we utilize are EPA/RMP certified.  You would receive your test results in one to two business days.

What are the required guidelines that must be followed?

The EPA Guidelines in Real Estate Pre-Purchase transactions are as follows:

• All windows and doors must be kept closed 12 hours before the start of the test and during the 48 hour test, as much as possible, except for normal entering and exiting.
• Place detectors off the floor at least 20", on a table or chair, 1' from outside walls, 3' from doors or windows.
• EPA Real Estate Protocol:  Place detectors 4" apart in lowest livable area.
• Do not place in or on fireplaces or bookshelves.
• Do not place in hot areas near furnace or stove, in direct sunlight, in drafts, or near sources of moisture.
• Do not disturb for 46-50 hours (for vials)  46-72 hours (for canisters)
• Properly cap and immediately mail the devices to the laboratory.

Can radon levels vary from day to day or season to season?

Yes, radon levels in the home can vary.  That is why the EPA recommends that homeowners test their homes several times during the year to determine the average annual level.    However, if the homeowner has not done that, you, as the buyer would have to obtain a short term result, by performing a short-term test along with a home inspection. 

 According to the EPA in its pamphlet "Has your home been invaded by Radon?":

• "Short and long-term results should be interpreted differently.  If your long-term results are high, you should definitely take action to fix your home, as soon as possible. " 
• "If your short-term results are high, the best way to determine your annual level is by doing a long-term test of one year.  Preliminary research shows that short-term results from tests made during the cooler months generally overestimate annual level by one to three times."   
• "For example, if your short-term test result is 6 pCi/L then your annual average level is probably between 2 pCi/L and 6 pCi/L............If your short term test results are low, you may want to test again at some time in the future.  This is to make sure that your test was not conducted at a time when Radon levels happened to be much lower than usual."

Unfortunately, in a pre-purchase situation the buyer has a small window of time to obtain information about radon in the potential home he is looking to purchase.  Therefore, his only option is a short-term test.

How will I know if the home-owners followed the guidelines?

If you have concerns about the sellers following the protocol, we encourage buyers to put their concerns in writing to the realtor(s) and homeowner(s).

You should state that:

• You are concerned about the validity of the radon air test. 
• You want assurances that EPA guidelines will be followed, i.e. :

                    -  doors and windows to the exterior closed for twelve hours prior to the test, and

                    -  during the 48 hours of the test, except for normal entering and exiting

• You should state that you will retest upon moving into the property.

Also, you could include the following information in your statement:

• According to the EPA, radon is a health hazard, and it poses a considerable health risk.
• According to the EPA, it is the second leading cause of lung cancer in our country. 
• Some of the New England States are known to have areas that show high concentrations of radon.

If the buyer states these concerns in writing to the realtor for submission to the sellers, most people then realize that their liability could be great if the they interfere with the test.   The costs of fixing radon problems can range from as little as $50 up to $2,000, depending upon the radon levels. If radon is found, the liability of fixing the problem now is much less than the liability of compensating you for any harm that a jury might think you have in the future.

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Copyright © 1999-2006 Sandra Maida
Last modified: June 25, 2007