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What is Radon and Why is Regular Testing Important?


What is Radon and Why is Regular Testing Important?

Amanda ObozaGreater Lansing Association of REALTORS®

Radon is a colorless, odorless gas that is produced by decaying uranium.

If you’re in the process of purchasing a home and are wondering if you should have the property tested for radon during the inspection, the answer is yes. But radon testing is not a one-and-done practice. Regardless of whether your property passes or fails during the initial inspection, follow-up testing is critical. 

What is radon?

Radon is a colorless, odorless gas that is produced by decaying uranium. It’s present in nearly all soils and, according to the American Cancer Society, very low levels of radon are found in the air we breathe every day.

While we are constantly exposed to radon, serious health issues can arise when this radioactive gas is trapped indoors. Radon is the leading cause of lung cancer for non-smokers, making it the second leading cause of lung cancer in the U.S. The Environmental Protection Agency (EPA) estimates that lung cancer caused by radon exposure kills approximately 21,000 Americans every year.

High levels of radon are found in every state across the country, in every type of home or building, regardless of age or whether it has a basement. The Radon Act 51, passed by Congress in 1987, set the target for indoor radon levels at 4 pCi/L. According to the EPA, two-thirds of American homes exceed that number. 

When should testing be done?

As mentioned, it’s recommended that radon testing be done during the home inspection phase of a real estate transaction. While it’s not part of a standard home inspection, it is typically available as an add-on for around $100.

“The problem is that even if buyers pay for a radon test during the home inspection, they don’t always pursue further testing,” said Salina Murton, certified radon inspector with Accurate Inspections, LLC. “A one-time test is great for knowing radon levels in your home at a particular point, but radon is constantly in motion and levels can vary over time.”

You’ll find many recommendations online regarding the frequency of radon testing. For instance, the change of seasons can drastically affect levels, so it’s advised that homeowners test in alternating seasons. It is also suggested that homeowners test for radon whenever there is seismic activity, like an earthquake, or anytime there is new construction or major groundwork happening near your home. Get the News Alerts newsletter in your inbox.

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The EPA also says, “if you are planning any major structural renovations, such as converting an unfinished basement area into living space, it is especially important to test the area for radon before you begin the renovation. If your test results indicate a radon problem, radon-resistant techniques can be inexpensively included as part of the renovation.” The agency also suggests testing again once the work is complete.

While screening during these times is advised, Murton says homeowners should test every 2-3 years, regardless of these factors. And she says to remember that testing is individualized, and results can differ substantially from house-to-house.

“There is a common misconception that if your neighbor’s house has low levels then your home must be fine, but it really depends on the way each house interacts with the surrounding soil,” she said. “Our family experienced this firsthand…our neighbor had low radon levels, while our test came back high.”

What happens during a radon test?

Homeowners can purchase a testing kit online or at a local home improvement store. However, if you are uncomfortable testing on your own, or would like to confirm the results of a home test, consider hiring a professional. Murton says the process is relatively simple.

“We set up an electronic testing device in the lowest possible living area of the home, typically the basement,” she said. “It’s best if the homeowner can close up all windows and doors throughout the level for a few days prior to testing in order to get an accurate reading.”

The testing device is placed at least 24 inches away from an exterior wall and set on a ladder to keep it off the ground. The device is left for 48 hours and, during that time, it samples the air once every hour. When the test is complete, a report is generated that provides an hour-by-hour look at radon levels in the home and then calculates the average.

“If the average falls at or above the EPA’s recommended level, the problem can be taken care of by installing a mitigation system, which helps to expel the gas from your home to keep concentrations low,” said Murton. “These systems can run anywhere from $550 to $1,000, maybe a bit more, depending on the application and the home’s square footage.”

This brings up another common misconception…that once a mitigation system is installed, there is no need for further testing.  

“Similar to a furnace or chimney, your remediation system may need some occasional maintenance,” said Murton. “Testing every few years helps ensure the system is working properly and that levels remain low.”

For more information on radon, visit the Michigan Department of Environmental Quality Indoor Radon Program website at www.michigan.gov/deqradon. You can also contact the program at radon@michigan.gov or by telephone at 800-RADONGAS.

If you need to schedule radon testing and want to speak with an experienced home inspector, visit the Greater Lansing Association of REALTORS® website at www.lansing-realestate.com for a list of area service providers.


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Radon and Home Safety

Most buyers and sellers are warned of potential home health hazards, such as mold, asbestos and lead-based paint. However, many people overlook the serious issue of radon, a radioactive gas that is estimated to cause about 21,000 lung cancer deaths per year. So, how do you protect yourself and your family from this potential threat?

 

What is radon?

Radon forms naturally from the breakdown of radioactive elements, such as uranium, which are found in all types of soils and rock. This odorless gas can easily enter a home through cracks or openings in the foundation, concrete walls, sump pumps, gaps around pipes, and even water. Once trapped inside, radon can accumulate and reach potentially dangerous levels, damaging the lungs of those who breathe it in.

 

High levels of radon are found in every state across the country and in every type of home or building, regardless of age or whether it has a basement. According to the Environment Protection Agency (EPA), one out of every 15 homes in the United States has a high level of radon. That means approximately 7 million homes throughout the country are affected. The EPA says this class A carcinogen is “thought to cause more deaths each year than other household dangers like poisoning, falls, fires, and drowning.” It is the leading cause of lung cancer for non-smokers, making it the second leading cause of lung cancer in the U.S.

 

The Radon Act 51 passed by Congress set the target for indoor radon levels at 4pCi/L, which is the national outdoor average. The EPA estimates that two-thirds of American homes exceed that number. Remember, just because your home is at or below the target level, does not mean it is acceptable. While any exposure to radon carries a risk, the lower your indoor level, the lower your family’s risk.

 

How do I test for radon?

Ideally, a radon test would be performed during every real estate transaction. It is not included in a standard home inspection, but a buyer can add a radon screening for approximately $125.

 

Radon testing is also recommended, whenever there is seismic activity, like an earthquake, or anytime there is new construction or major ground work happening near your home. The EPA says, “If you are planning any major structural renovation, such as converting an unfinished basement area into living space, it is especially important to test the area for radon before you begin the renovation. If your test results indicate a radon problem, radon-resistant techniques can be inexpensively included as part of the renovation.” The agency also suggests testing again once the work is complete.

 

Any homeowner can perform radon testing by purchasing a kit online or at a local home improvement store. However, if you are uncomfortable testing on your own, or would like to confirm the results of a home test, consider hiring a professional. The process is relatively simple.

 

The electronic testing device in the lowest possible living area, like a basement, all of the windows and doors throughout the home should be closed up 12 hours prior to testing in order to have closed-home conditions for an accurate reading.

 

The testing device is placed at least 24 inches away from an exterior wall, and set on a stand to keep it at least 24 inches off the ground. It is then plugged in and left for 48 hours. Once the test is complete, the device is hooked up to a computer to generate a report that provides an hour-by-hour look at radon levels in the home, and then calculates the average. If the test results in an average at or above the EPA’s recommended level, the problem can be taken care of rather simply by installing a mitigation system, which can run anywhere from $700-$3,000, depending on the application.

 

A lot of people don’t think about testing for radon, but it’s an important step, it is especially important to test in areas that are known to have a greater potential for elevated levels, but it really is a critical test for every homeowner. If you have not had your home tested in a long time, contact a professional and get it done. It is an inexpensive and simple test to ensure your home is safe.
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Fireplace Safety

Winter is here, meaning you might be looking to start using your fireplace again. Before you do, though, make sure it’s ready to safely warm your home for the holidays.

If you have a wood fireplace that was converted to gas, meaning it is opened and just has a gas log in it, make sure it has a safety clamp on the damper.  When I check the damper and it does not have a safety clip, which means I can shut the damper tight, this will allow gas fumes to come into the house from the pilot light. The safety clip is a simple device that attaches to the damper and will not allow the damper to close all the way. If not, call a fireplace specialist to inspect and install a safety clip.

When you have a regular gas fireplace, you should vacuum under it, usually there is a door below it that opens. Dust builds up around the fan if there is one. With the fan in the on position, some units have to warm up for a while and will automatically turn on when the fireplace is hot enough and turn off by itself when the fireplace cools down. Some units have a fan switch that just turns on right away. If the glass on your gas fireplace is all white and milky, there is a product you can buy at your local fireplace dealer that will help remove this.

If you have a wood-burning fireplace, make sure your damper is in good condition and operates freely. The fire brick and grate should also be in good condition. If you have some cracks in the fire brick and they are not very wide, there is cement that can be used, which you can purchase at your local fireplace specialists or home centers. This refractory cement withstands high temperature that you have when burning wood. Doors or a screen are also recommended on a wood-burning fireplace.

Dry wood should be burned and for the best results burn dry hardwoods (firewood that is not freshly cut). If you don’t clean the flue of a wood fireplace on a regular basis, there could be a build-up of creosote, which may start a chimney fire. I have seen some chimney flues so dirty that you can tell they have not been cleaned for years. This could cause a chimney fire and possibly burn your house down. There was one home that was about 12 years old and I asked because of the buildup in the flue when was the last time it had been cleaned. The answer I received was, “I thought the heat of the fire would keep it clean.”

Remember, only burn dry seasoned wood!   A yearly cleaning and check-up of your fireplace are recommended, especially if you use your fireplace on an ongoing basis.

If you have never had a fireplace before and feel uneasy about the operations of a fireplace call a fireplace specialist for their advice.

 


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