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| The Low Down on Radon |
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The subject of Radon gas is, perhaps, one of the most misunderstood and distorted subjects impacting the selling of real estate today. While there have been a numerous reports regarding the presence of Radon in condominiums and homes around the city, there has been little explained about the reality of Radon beyond its existence. Consequently, fear and misunderstanding have spread. Radon is a colorless odorless gas that occurs naturally in the earth. Radon is the result of the decay of subterranean rocks and is especially concentrated around areas rich in shale and granite. Radon is one of the heaviest known gasses weighing in nearly 8 times denser than atmospheric pressure. Due to its density, Radon is typically found naturally in subterranean locations like mines, caves, and basements. It can also exist as a bi-product of industry in places like nuclear reactors and oil refineries, but is most common in nature. Radon is also known to attach itself to ground water due to its weight and subterranean occurrence. It can be found in some wells and many reports of various conclusions have been published regarding this. In areas with utilities serviced by municipal agencies, Radon should not be a concern. While Radon is a naturally occurring gas that emanates from the ground, it has been classified as a carcinogenic (causes cancer) by the International Agency for Research on Cancer. While it has been proven to cause cancer, the degree to which exposure is safe is a topic of debate both domestically and internationally. The European Union recommends that action should be taken at levels above 11pCi/L for old houses and 5pCi/L for new houses; Canada recently lowered their guidelines from 22pCi/L to 5pCi/L; The United States Environmental Protection Agency(EPA), seemingly a international leader in this topic, recommends taking action for any house with amounts greater than 4pCi/L. How dangerous is this level? The EPA states that exposure to Radon levels of 4pCi/L for a lifetime would cause cancer in .7% of people…roughly the risk level of dying in a car crash according to their estimates. There is no disputing the toxic nature of Radon in high doses. The question stands, what level is really dangerous? The National Center for Policy Analysis states a recent study by the Finnish Center for Radiation and Nuclear Safety disputing the widely accepted guidelines regarding Radon. Their research states that exposure to Radon, even at levels 2.5Xs the EPA’s highest recommended maximum, did not substantially increase a person’s risk of lung cancer. In the United Kingdom, it is estimated that less than 1% of lung cancer deaths are the result to exposure to Radon alone. However, results of research on the occurrence of lung cancer in miners shows an increased risk due to exposure to elevated levels of Radon estimated in the 100pCi/L range. A more famous case is the story of Stanley Watras who, in 1984, set off radiation alarms on his way to work at a nuclear power plant for two weeks. It was discovered that his basement at home was the source of the contamination measuring in at 2,700pCi/L—a level comparable to smoking 135 packs of cigarettes a day. Little is known about what the actual effects of sustained exposure to low to moderate levels of Radon have although the estimates place the danger in the low risk category. It has been widely rumored that construction materials could contribute to increased levels of Radon in homes. This concept of materials involved in construction is a bit of a misnomer. It has been shown that construction methods, not materials, are a larger contributor to increased levels of Radon in homes. One popular fallacy is that granite countertops cause increased Radon readings in homes. “Laughable” and “Appalled” are words used to describe such reports regarding granite countertops by Donald Langmuir, PhD, Professor Emeritus of Geochemistry, Colorado School of Mines, & President, Hydrochem Systems Corp. It has been shown that homes with poor ventilation and areas of negative pressure are thought to attract elevated levels of Radon even in high-rises. The solution to these levels is relatively simple and involves providing adequate ventilation which is also thought to improve general air quality. Testing for Radon, when done properly, is a long but uninvolved process compared to many of the home inspection process that are done today. While the average home inspection last 2-3 hours, The EPA suggests leaving “Short-term” tests in a home from 2-90 days because Radon levels vary day to day and season to season. If a short-term test provides an elevated result, then another short-term test or a longer-term (90+ days) test should follow. A simple snapshot test providing a reading at a specific point in time does not necessarily provide a clear and accurate picture of what is going on in a home. Remediation of elevated Radon levels is fairly price efficient compared to many home repairs these days. Most of the time, Radon can be remediated for less than $2,000 depending on the type of home and level of gas. North Carolina has recently added Radon as an item covered in the standard contract to purchase real estate. Since the majority of the purchases close within 30 days, time becomes a restriction to how accurate of a representation a buyer can get or a home’s real Radon level. There are a number of solutions to this including pre-testing a home and a longer purchase period for people concerned with Radon exposure. Radon, it appears, should not be a matter that prevents you from having the home of your dreams because often times simple solutions exist, including fans and vents, to remedy the most common Radon sources. |
