Hornaday Inspection Services

Radon Gas

There are cracks in the foundation. Nothing structural. Nothing thats going to threaten the stability of the home, but theyre there. Nooks, crannies and holes through which seeps an invisible threat. Colorless, odorless, and is the second leading cause of lung cancer in the United States.

Radon gas is created when uranium in the soil decays. The gas then seeps through any access point into a home. Common entry points are cracks in the foundation, poorly sealed pipes, drainage or any other loose point. Once in the home, the gas can collect in certain areas especially basements and other low-lying, closed areas and build up over time to dangerous levels. The Environmental Protection Agency of the US Government has set a threshold of 4 pico curies per liter as the safe level. As humans are exposed to the gas over a period of years, it can have a significant and detrimental effect.

How widespread is the problem? Radon has been found in homes in all 50 states. Certain areas are more susceptible than others (http://www.epa.gov/radon/zonemap.html), but no location is immune. Concentrations of radon-causing materials in the soil can be either natural or man-made. Homes built near historic mining operations may be at higher risk. The only way to tell for sure is to have a home tested.

If high concentrations of radon are found in your home, you have several options. Since radon is only a problem when it is concentrated in high volume, improving the ventilation in an area is often sufficient to solve the problem. In other cases, it may be necessary to limit the amount of radon getting into the home by sealing or otherwise obstructing the access points. Typical radon mitigation systems can cost between $800 and $2500, according to the EPA.

If you're buying or selling a home, radon can be a significant issue. Buyers should be aware of the radon risk in their area and determine whether a radon test is desirable. When in doubt, the EPA always recommends testing. If test results already exist, make sure they are recent or that the home has not been significantly renovated since the test was performed. If in doubt, get a new test done. If youre selling a home, having a recent radon test is a great idea. By being proactive, you can assure potential buyers that there is no risk and avoid the issue from the start.

So whether you have an old home or a new one, live in an old mining town or in the middle of the Great Plains, radon is a reality. But it is a reality that we can live with. Proper testing and mitigation, can eliminate radon as a health threat. For more information, visit the EPA web site on radon at http://www.epa.gov/radon.

Hornaday Inspection Services