However, how much would you pay to make sure that you aren't exposing yourself to a toxic gas that could give you lung cancer. There is no odor or other signs of it's presence. Having a radon test could save your life or the lives of your family members. According to the EPA literature, radon kills more people a year in the US than drunk drivers, yet we hear so little about it.
There have been isolated cases of radon found in Manatee County. This includes a large pile of soil in a particular new home builders subdivision that tested very high for radon and is now being examined, turned and will not be usable for construction until the levels of radon have been brought down to a safe level. I am currently working with a buyer who has a contract on a home that tested positive for radon, a nasty last minute surprise that needs to be taken care of before the closing.
Surprisingly the standard FAR contract for the sale of residential real estate (the form most Realtors in Manatee County use) does not include radon in the "warranted items" category. It is instead listed separately as far as items that can be screened for. If found to be over the acceptable level, the owner can choose to mitigate (fix the problem) or just walk away from the deal unless the buyer wants to pursue the sale knowing there is radon present. Of course, if radon was found above acceptable levels, the sellers would be obligated by law to disclose that fact to any potential buyers in the future, even if mitigation was performed.
The newer the home, the more likely that if radon is present, it will build up and become unhealthy for the occupants. The old homes with multiple leaks (drafty windows, flooring, etc) actually have lower risk because they are exchanging air from the outside more frequently (this does not rule out risk though).
So how can you protect yourself from radon? This is what I have learned from speaking with several experts on the matter:
- The first step is to have your home tested. This must be done by someone certified with the state to do so. Just go to http://www.doh.state.fl.us/environment/community/radon/blstfrms.htm and you will find a list of all the individuals and companies able to perform these tests. It is not cheap, the lowest price I was able to find was $175.00 with most of the companies charging an average of $250.00.
- When you ask for the test there are two main types, one involves testing pieces that must be sent away to a lab and will basically measure the highest level of radon that was found over the 48 hour period. The other type of test actually will give you a readout of the levels each hour and the results are available almost immediately. From what I have learned it is possibly better to pay a little extra for the test that gives you the hourly readouts, in case there was a sudden radon spike and then low levels the rest of the time.
- The level that EPA states is safe is 4.0 pCi/L. Anything over this is believed to be a risk for cancer and should be mitigated (fixed so that the air is safe to breathe).
- There is also a long term test for radon, it must be in place for a minimum of three months. This will give you a more accurate reflection of long term risk, but if you have had a previous "high" reading, I would be hesitant to remain in the home while the test was under way. I have been told that radon levels will vary based on the temperature or other climatic conditions, so the long term test does seem like it would give a better overall picture, particularly if you are already living in the home you are going to test.
- If your test results comes up high, you will want to contact a company certified in mitigation with the State of Florida. The costs are not exorbitant and the process seems fairly straightforward. The first approach involves cutting access into the foundation of the home and then venting the radon (that would come from below the home) away from the home. The second approach is a whole house ventilation system, that allows a certain amount of fresh air inside, frequently enough that the radon levels are effectively reduced to safe levels. For homes that are quite new, this approach has the added appeal of improving the overall air quality at the same time, since it is also an issue with the "tightness" of today's new homes.
So, if you purchasing a home, condo or other dwelling in Bradenton, I would suggest that you go ahead and order a radon test at the same time. Graham with National Property Inspections was able to handle the testing for me and was very helpful with providing information after the fact. His website related to Bradenton Property Inspections is located at http://www.npiweb.com/gjohnson/index.htm . Feel free to call me with any general questions or concerns related to Bradenton Real Estate.
******Please remember, I am not an expert on radon in any way, shape or form, but thought that this was important information that buyers (and homeowners in general) should have. For detailed answers, please consult one of the individuals or companies listed on the State of Florida site.*****
Helpful Radon Links:
- http://www.epa.gov/radon/zonemap.html (this is the map of the country/states and expected levels)
- http://www.epa.gov/radon/ (general information on radon)
- http://www.epa.gov/radon/pubs/hmbyguid.html (link to a publication on radon that you can download)
No comments:
Post a Comment