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July 2008
Index of all
past
Affiliate Corner columns
High radon levels in Colorado areas necessitate home testing
By Thomas Recke
Pillar To Post
You wouldn’t live in a uranium mine or on top of a radioactive waste dump, yet many homes across North America and Colorado are more dangerous than either of those places – and without a radon gas test you have no way of knowing if your client’s new house is one of them.
Colorado’s in the zone
According to the EPA, 52 of the 64 counties in Colorado (81 percent) are considered Zone 1, “an area of high concentration.” To see the EPA map, go to www.pillartopost.com/environmental-inspection-radon.aspx.
Recent news stories continue to inform the public about this radon risk. A story Nov. 13 on CW2 News even noted that some recent studies indicate a possible link between Colorado’s high multiple sclerosis rates and high radon levels. For more about this, see www.cw2.com and click on the Unit 2 Consumer alert link.
Radon is a tasteless, odorless, colorless gas that is found everywhere and occurs naturally from the decay of uranium in the earth’s rocks and soil. When the gas decays further, some of its elements attach themselves to dust particles and lodge in our lungs. When these elements decay, they emit bursts of energy that can cause lung cancer. Radon exposure causes an estimated 20,000 deaths in the United States each year. It’s the second highest cause of lung cancer behind smoking.
Cause for concern
If you are thinking that your client’s new neighborhood is not a concern, think again. Readings above 85 picocuries per liter (pCi/L) have been found in south Aurora in the past year alone. (The U.S. Environmental Protection Agency (EPA) recommends that action be taken to lower airborne radon if it exceeds 4 pCi/L in your home.)
The EPA, the Colorado Department of Health, and the Surgeon General recommend radon testing, whether you are buying a home or already living in it. Most radon tests are conducted when a house is for sale, usually as a precaution by the buyer, but more and more homeowners are having tests just for their own peace of mind. In an effort to cut fuel costs and to be energy efficient, many homes are over insulated and one result is that small amounts of radon gas can accumulate and grow to unsafe levels.
Inexpensive peace of mind
A radon test is easy and relatively inexpensive -- many home inspectors conduct the test for around $100-$150 depending on whether the test is performed in combination with a full home inspection or as a stand alone test. Conducting the test and awaiting results can take just two to three days if you hire an inspector who uses a Continuous Radon Monitor. He or she can give you immediate results after the 48 hour minimum test period.
A clean bill of health – from reassuring test results or actions taken because of alarming results – can give you peace of mind for decades to come.
Almost all radon problems can be fixed without major expense. According to the EPA, 99 percent of high levels of radon can be solved for $800 to $3,500 – comparable to having a hot water heater or furnace installed, or having the house professionally painted.
The conclusion is simple – just recommend a radon test for your client’s safety and for your own protection!
Thomas Recke owns the Pillar To Post® Professional Home Inspection franchise in Aurora. He regularly teaches continuing education classes for REALTORS® regarding home construction and other home inspection topics.
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