In addition to general home and termite inspections, I also provide radon testing. I am certified by the National Environmental Health Administration (NEHA) and have met the criteria provided by the National Radon Proficiency Program (NRPP). At Citywide, I believe that every home should be tested regularly for radon to guard against the harmful effects of concentrated radiation. Below you will find information to better inform you about radon, its sources, the health risks it poses and testing information.

To begin, what exactly is radon?

Radon is a naturally occurring Class A carcinogen produced by the decaying process of the element uranium. It is colorless, odorless, tasteless and chemically inert. Through the radioactive decay process, uranium breaks down into the elements radium and then radon. As a byproduct of this radioactive decay process, potentially dangerous radiation is released. When radon reaches a level of high concentration, it poses a significant health threat.

Where does it come from?

Uranium is found in all rocks and soil, though in varying levels. As uranium naturally decays, it forms the gas radon, which is extremely mobile. Radon flows easily through loose soil, broken rocks, sand and gravel, allowing it to travel quickly from one place to the next. Geographical layout can have a great effect on the levels of radon. For example, dry areas with permeable soils and formations such as canyons, hills, glacial deposits, and cavernous bedrock tend to have higher levels of radon.

How does radon get into my home?

As radon gas moves through the soil beneath your home, it can become trapped under the building’s foundation. With no way to escape out into the open air, the pressure slowly builds, forcing it into the house through openings such as cracks, seams, uncovered soil in basements and crawl spaces, and utility pipe entries. Inside the home, radon becomes concentrated, releasing elevated levels of radiation into the air you breathe. Levels of radon vary from one house to the next and houses differ in their vulnerability to radon. New and old homes, well-sealed and drafty homes, and homes with or without a basement may have elevated levels of radon. As such, it is important that all homes be measured for radon. Unless tested, there is no way to tell if a high level is present.

How can high radon exposure affect my health?

Over time, exposure to concentrated levels of radiation can cause lung cancer. According to the EPA, radon is estimated to cause up to 22,000 lung cancer deaths a year in the United States alone. Major scientific organizations believe that approximately 12% of lung cancers annually in the U.S. are attributable to radon. The danger posed to people who smoke is significantly higher than those who do not. It is important to note that every case is different. Not everyone exposed to high levels of radon will develop lung cancer, and vice versa. Also important to note is that radon has not been found to have a more damaging effect on children as compared to adults, although the length of time one is exposed to elevated radon levels increases the chance of developing lung cancer.

What level of radon exposure is safe?

According to the EPA, exposure to any amount of radon carries some risk. However, due to the fact that radon is naturally occurring and perpetually emanating out of the earths surface, it is therefore unavoidable and completely eliminating it is impossible. The EPA has stated that homes with a radon level of 4.0 picocuries per liter of air (pCi/L) or higher be mitigated. The average amount of radon present in a home or commercial building is 1.3 pCi/L, although the EPA estimates that one in 15 homes nationwide has a radon level of over 4.0 pCi/L or higher. To illustrate, a 1,000-square-foot house with a radon level of 4.0 pCi/L has nearly two million radon atoms decaying in it every minute.

How does a home inspector measure radon?

At Citywide, I measure the amount of radon present in a home by using a Sun Nuclear continuous radon monitor model 1027, which is approved by the EPA, NEHA and NRPP. These monitors are highly accurate, are tamper proof, have built-in sensors to detect and record unauthorized movement, are subject to stringent quality control standards, and are annually calibrated by an approved laboratory.

This monitor is placed in the home’s lowest livable level, usually the basement. As radon seeps into a home from the ground up, typically the lowest level will have the highest level of radon concentration. For a minimum of 48 hours, it monitors the level of radon exposure, giving homeowners an idea of the amount of radon concentration in their home at the time of testing. It is important to note, the EPA recommends testing at least every two years.

How can I decrease the level of radon in my home?

After a measurement has been performed, if your home is found to have unacceptable radon levels, there are several techniques available to help reduce the amount of radon in your home.

A qualified radon mitigation specialist can install a mitigation system in your home relatively easily and quickly. First off, I strongly insist that a person not qualified to do this type of installation not attempt this procedure under any circumstances.

A common, effective and relatively simple mitigation system consists of a sub-slab depressurization system. A pipe system is installed starting from below the building’s slab and out through the roof, allowing the radon to escape through the piping system to outside the home, without mixing with the air inside. The piping system is propelled by a continuously running, virtually silent fan that helps move air out from under the structure to out in the open air. In addition, an indicator is installed on the system’s vent piping, providing a checkpoint to ensure that the system is functioning.

The real estate transaction

A common request during the real estate transaction is to have a radon test performed prior to the closing of escrow. The EPA has established guidelines and protocols specific to this transaction. I highly encourage all home buyers and home sellers to review the EPA’s publication of “The Home Buyer’s and Seller’s Guide to Radon” which can be viewed at the following link - http://www.epa.gov/radon/pubs/hmbyguid.html.

The EPA has also established guidelines for homeowners not selling their homes and who are concerned with the radon levels of their home. I encourage you to review the EPA publication “A Citizen’s Guide to Radon” which can be viewed at the following link - http://www.epa.gov/radon/pubs/citguide.html