Radon FAQs

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.

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. 

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, 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 price includes the placing of the devices, we pay for the canisters to be analyzed, and we provide a postage-paid priority mailer. Either you, or someone you designate, would have to return to the home two days later, seal the canisters and bring them into a postal clerk.

 The laboratories we utilize are EPA/RMP certified. You would receive your test results in three to five business days.

The for Pre-Purchase transactions are as follows:

• All windows and doors must be kept closed 12 hours before and during the 48 hour test, except for normal entering and exiting.
• Place canisters at least 20 inches above the floor in a location where it won't be disturbed - away from drafts, high heat, high humidity, and exterior walls. Fans and ventilation systems that use outside air should not be used during sampling period. Heating and air-conditioning system fans that re-circulate air may be operated.
• Real Estate Protocol:  Place detectors 4" apart in lowest livable area.
• Do not place in hot areas near furnace or stove, in direct sunlight, in drafts, or near sources of moisture.
• Do not disturb during the sampling period.
• Properly cap and immediately mail the devices to the laboratory.

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.

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 re-test upon moving into the property.

And, 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 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.