Radon: The Invisible Threat Lurking In Your Home!

As a realtor, discussing various aspects of home ownership with my clients is standard practice. Fortunately, because of our ongoing training on topics impacting homeowners, realtors like myself are able to inform and assist our clients in addressing important home health and safety concerns. One topic that is coming up more frequently than you might expect is the topic of radon gas and the threat it poses to homeowners. Today's blog addresses this potential danger that could be lurking in your home! My hope is that I can share with you information and steps that you can take to ensure your home and family are not being exposed to this toxic gas. 

So what exactly is radon and why should you care about it as a homeowner? Let's dive into this important subject , exploring its health impacts, the necessity of testing, and ways to mitigate its risks.

What is Radon?

It's a colorless, odorless, and tasteless gas making it nearly impossible to detect without specialized equipment. Radon can seep into homes through cracks in floors and walls, construction joints, and even through gaps in foundations. Because of its elusive nature, many homeowners may unknowingly be exposed to higher levels of radon.

Radon is a naturally occurring radioactive gas that is produced when uranium that is in the soil and rock breaks down. Areas with granite, shale or phosphate deposits tend to have higher levels of uranium leading to the increased radon production. Likewise regions with geological faults, fractures or other structural weakness in the bedrock can also provide pathways for radon to migrate into the soil and subsequently into homes. Radon gas levels fluctuate and are impacted by the following:

• Soil moisture levels- wet soil trapping radon while dry conditions cause it to escape
• Temperature and weather conditions - As an example cold weather creates a negative pressure environment drawing radon in from the ground 
• Ventilation changes- windows open vs closed, use of exhaust fans etc..
• Seasonal Variations- radon levels often increase seasonally with levels rising in the winter months while windows are kept closed and ventilation within the home is minimized.
• Construction and renovation activities around your home - digging , landscaping or renovations can create temporary spikes in radon levels as the ground is disturbed.

What's The Health Impact of Radon?

The primary concern with radon is its potential health impact. According to the Environmental Protection Agency (EPA) radon is the 2nd leading cause of lung cancer in the United States, following smoking. ! When radon is inhaled, it can damage the cells in the lungs, increasing the risk of cancer over time. The risk is especially significant for those who already smoke, as the combination of smoking and radon exposure greatly enhances the chance of developing lung cancer. It's important to note, there is no "safe" level of radon, and the goal should always be to minimize exposure as much as possible. Regular testing and monitoring are crucial to ensure a healthy living environment. So how is radon measured?

Radon is measured in picocuries per liter ( pCi/L) of air. According to the EPA the guidelines for radon are as follows:

1. Below 2.0 pCi/L: this is considered acceptable and generally not a cause for concern
2. Between 2.0 and 4.0 pCi/L: this is considered as a moderate level. The EPA recommends taking action, such a s testing more frequently and considering mitigation.
3. 4.0 pCi/L and above: This level is considered elevated and poses a significant health risk. The EPA strongly advises to take immediate action to reduce radon levels, such as installing a mitigation system.

Testing for radon is crucial! 

First and foremost it's about protecting your health and the health of your loved ones. Radon being a colorless, odorless, tasteless gas, testing is the only way to know if your home has elevated levels of gas lurking in your home.

Radon testing gained prominence in the real estate industry in the late 1980's, following the increased awareness of the health risks.  The EPA began to advocate for radon testing and mitigation in homes. As a result many states have adopted guidelines and regulations regarding radon testing making it a standard part of the home buying process. If you are selling your home, having a radon test conducted can also be a selling point, assuring potential buyers that they are moving into a safe environment. Many buyers are increasingly aware of radon and requesting testing as part of their home inspection. If high levels are detected it could complicate or even derail a sale. As a seller, proactive testing can save you time and hassle down the road.

Obtaining a Radon Test 

• Home Depot/ Lowes -home improvement stores carry do it yourself radon kits that are easy to use, come with simple instructions and are affordable.
• Online Retailers- Sites like Amazon carry a wide variety of tests and will ship directly to your home.
• Local health departments- some local health departments provide radon testing kits at a low or no cost as part of the public health initiative to raise awareness about radon risks.
• Professional services-for a more comprehensive approach you can hire a licensed radon testing professional . These experts use specialized equipment and techniques to measure with accuracy the levels of radon in your home. Your real estate agent may be able to recommend trusted radon testing and mitigation services as part of the home inspection. Regardless of where you choose to get your radon test ensure that the kit or service meets EPA standards for accuracy and effectiveness.

How to mitigate radon exposure  in your home:

If after you have conducted a radon test , your test reveals high levels in your home, don't panic! The following are several common methods utilized to mitigate:

• Install a Radon Mitigation System- this typically involves a vent pipe system and a fan that pulls the radon gas from beneath the house and vents it outside , away from windows and other openings.
• Seal cracks and openings- sealing cracks in floors and walls , openings around pipes can reduce radon entry.
• Homes with sump pumps are pits that create  an entry point for radon when it is operating- it draws in air from the surrounding soil which may contain radon. Sump pumps need to be properly sealed or ventilated.
• Improve ventilation- increasing the air flow in your home can help dilute radon levels. This can be as simple as opening  windows , using vent fans to circulate the air.
• Consult professionals- if radon levels are high, it's highly advisable to hire a qualified radon professional who can assess your exposure and provide the best and most cost effective solution for your home.

Radon is an important concern for homeowners and should never be overlooked. By understanding what radon is, recognizing the health  impact and taking proactive steps to test and mitigate you can ensure a safer living environment for you and your family. If you are considering buying or selling a home, make radon testing a priority, its a small step that can lead to significant peace of mind!