What Homebuyers Need to Know About Radon Testing
By Mateusz Cieslak, AyAMi Group
Published: January 23, 2022
Introduction:
Buying a home is a significant investment, and ensuring its safety and livability is paramount for home buyers. One crucial aspect that often goes unnoticed and yet is easy to fix is radon, a radioactive gas that can seep into homes and pose serious health risks. In Connecticut, where radon levels can be elevated due to geological factors, understanding radon testing is essential for home buyers. In this article, we'll explore what home buyers in Connecticut need to know about radon testing to make informed decisions and safeguard their well-being.
What is Radon?
Radon is a naturally occurring radioactive gas that forms from the decay of uranium in soil, rock, and water. It is colorless, odorless, and tasteless, making it undetectable without specialized testing equipment. Radon can enter homes through cracks in the foundation, gaps around pipes and utility lines, and other openings, where it can accumulate to potentially harmful levels.
Exposure to radon occurs primarily through inhalation of radon decay products, which can damage lung tissue and increase the risk of lung cancer. According to the Environmental Protection Agency (EPA), radon is responsible for an estimated 21,000 deaths annually in the United States. It's essential for home buyers to recognize the potential health risks associated with radon exposure and take appropriate measures to mitigate them.
Health Risks of Radon Exposure:
The health risks of radon exposure depend on the concentration of radon gas in the home and the duration of exposure. Long-term exposure to radon has been linked to development of lung cancer. Radon exposure is especially concerning for individuals who spend a significant amount of time indoors, such as young children, the elderly, and individuals with pre-existing respiratory conditions.
Research has shown that smokers are at an increased risk of developing radon-induced lung cancer compared to non-smokers. Smoking combined with radon exposure significantly amplifies the risk, making it crucial for smokers to be vigilant about radon testing and mitigation measures when purchasing a home. Additionally, individuals living in areas with high radon levels, such as Connecticut, should take proactive steps to test and mitigate radon levels in their homes to reduce the risk.
Radon Testing Requirements in Connecticut:
The Connecticut Department of Public Health and Environmental Protection Agency recommend radon testing before purchasing a new home. CT Department of Public Health recommends that radon testing be conducted in the lowest livable area of the home, such as the basement or ground floor. Home buyers should ensure that radon testing is performed by a licensed radon measurement professional using EPA-approved testing methods. CT Department of Public Health publishes the list of such professionals here.
Radon testing typically involves placing radon detectors or monitors in the home for a specified period, usually between two and seven days, to measure radon levels accurately. The detectors are then sent to a laboratory for analysis, and the results are provided to the homeowner. Home buyers should review the radon test results carefully and consult with their real estate agent and the radon mitigation professional if elevated radon levels are detected.
Interpreting Radon Test Results:
Radon levels in homes are measured in picocuries per liter (pCi/L), with the EPA recommending action if levels exceed 4 pCi/L. In Connecticut, the average indoor radon level is 1.5 pCi/L, slightly below the national average of 1.3 pCi/L. You can learn more here. Elevated levels of radon have been detected in homes across the state, highlighting the importance of testing and mitigation measures.
Radon Mitigation Systems:
If radon levels in a home exceed the EPA's recommended action level of 4 pCi/L, home buyers should request radon mitigation as a condition of the sale. Radon mitigation involves installing a ventilation system, such as a sub-slab depressurization system, to vent radon gas safely away from the home. Home buyers should ensure that radon mitigation is performed by licensed radon mitigation professional to ensure effectiveness and compliance with state regulations.
Radon Disclosure Requirements:
In addition to radon testing, Connecticut law requires home sellers to disclose any known radon hazards to prospective buyers. Sellers must provide buyers with a Residential Property Condition Disclosure Report where they need to answer questions about radon’s presence, testing, and mitigation as it relates to the property being sold. This allows home buyers to make informed decisions about the potential risks associated with radon exposure before finalizing the purchase of a home.
Home buyers should carefully review the radon disclosures and consider requesting additional radon testing if the information provided raises concerns about radon levels in the home.
Conclusion:
Radon testing is an important step in the home buying process, particularly in Connecticut, where elevated radon levels pose a potential health risk. Home buyers should ensure that radon testing is conducted by a licensed professional who uses EPA-approved methods and they should carefully review the results to determine if further action is necessary. By understanding the risks of radon exposure and taking proactive measures to test and mitigate radon levels in their homes, home buyers can protect their health and well-being for years to come. From interpreting radon test results to navigating disclosure requirements, being informed about radon testing is essential for making informed decisions and ensuring a safe and healthy living environment for you and your family.
Additional Resources:
https://portal.ct.gov/dph/Environmental-Health/Radon/Radon-Program
https://www.epa.gov/sites/default/files/2015-05/documents/hmbuygud.pdf
https://www.youtube.com/watch?v=qHP7IIJkrlU
For any questions, reach out to us at the below.
AyAMi
Group, Licensed in the State of Connecticut
800 Village Walk #787, Guilford, CT 06437
Phone: (203) 533-9781