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What should I know about radon before I buy a house?

Radon occurs naturally and is pretty much everywhere to some extent.  The problem is when radioactive radon gas accumulates and concentrations rise.  There are two main factors that contribute to whether this happens in any given home.

First, different rock and soil types have/release more radon than others.  If a house is situated on material that produces radon in greater quantities, then the house will be more likely to exhibit higher levels of radon.

Second, radon gas accumulates where there is poor ventilation.  The more we have sealed up and weather-proofed our homes, the more they have become prone to radon accumulations.

As a buyer of a house, you have the right to make your purchase of that house contingent on it having a safe radon level.  The EPA defines "safe" as a concentration less than 4 pCi/L.  You should have the house tested for radon at the same time as you have the structural and other inspections.  If that test shows an unsafe level of radon, you can ask the homeowner to either have a remediation system installed or to give you the money to have that done.  As with "significant defects" found during the structural inspection, the usual process is for both you and the homeowner to get estimates from reputable and experienced radon remediation specialists in your area.  You and the seller will use those estimates to negotiate the amount the seller will give you to have the work done after closing.

High levels of radon are not viewed the same as significant structural defects that are subject to the $1500 threshold.  Even though radon remediation may cost less than $1500 for a given house, the buyer has the right to ask for remediation or to not buy the house because of the unsafe radon level.  As a practical matter, most of the time a seller will agree to pay for remediation for a qualified, serious buyer because once the house has tested with elevated radon levels, the fact of that test result must be revealed to all other prospective buyers.  The chances are those buyers will not even make an offer until remediation has been accomplished, or if they do make an offer it will be lowered to take account of the expense of the remediation that they will now have to pay for themselves.  So the seller will end up "paying" for radon remediation one way or the other--he may as well bite the bullet and take care of it for the buyer he already has interested in his house.

Radon remediation typically is accomplished by drilling one or more holes through the slab of the basement, running PVC pipes through those holes into the ground underneath the slab and up through and out of the house to a point above the roofline of the house.  A small fan is installed inside the pipe to cause air (and radon gas) to be drawn out of the ground under the slab and to be expelled to the exterior of the house.  The cost varies with the number of holes to be drilled, the ability to seat the pipe effectively under the slab, and how far the pipe must be run to expel the gas properly, among others.  In my experience in the last several years, the cost tends to run between about $1200 and $1800.

A special note about new construction:  Many builders are now installing "passive" remediation systems as a matter of course.  Generally the only thing one would need to do to "activate" such a system is to have the fan installed.  If you have concerns about radon you should still test for it.  And you should check the builder's contract to see whether it contains a radon testing contingency.  If not, you should discuss this with your lawyer and Realtor.

Finally, if you buy a house, collect from the seller for a remediation system, and do not install it--perhaps thinking you will not use the basement enough for it to matter to you--you should think further into the future.  When you want to sell the house, you should disclose the fact that it had a bad radon test when you bought.  Even if you do not disclose this fact, chances are the new buyer will conduct a test and then you will be the one having to cover the cost of the system anyway.  Certainly, it is your choice whether or not to remediate while you live there.  But it may cost more to have the work done when you are ready to sell some years later.

Radon testing and finding elevated levels in houses is common, but there are well-established procedures and means of dealing with radon.  There is no reason to think there is something wrong with the house or that it can not be made safe for you and your family to live in and enjoy.  Just be sure to do the testing and, if necessary, the remediation.

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June Kenfield
(518) 847-4806