Besides a general home inspection and a termite inspection, the next most common test performed by homebuyers is a radon test. It is a simple test where the air quality is measured for the span of 2-3 days (longer term tests are available). The cost typically runs between $100 and $125 and it is money well spent.
Radon is a radioactive gas that has been found in homes all over the United States. It comes from the natural breakdown of uranium in soil, rock, and water and gets into the air. Radon typically moves up through the ground to the air above and can get into your home through cracks or other holes in the foundation (even if you don’t have a basement). Your home can trap and accumulate radon causing the levels to be elevated within your home.
The average outdoor air has a radon level of 0.4 pCi/L and the average indoor air has a radon level of 1.3 pCi/L. The long term goal of Congress is to have the indoor air quality match the outdoor quality. At the present time, the technology is not available to accomplish this. There are new construction methods that are designed to prevent radon from entering the home.
According to the Pennsylvania State Radon Officer, Michael Pyles, Southeastern PA has slightly higher indoor radon levels than the national average of 1.3 pCi/L. The average indoor levels by county are:
Montgomery – 4.9
Bucks – 6.1
Chester – 8.3
Delaware – 4.4
Philadelphia – 2.9
Nearly one in 15 homes in the U.S. is estimated to have an elevated radon level (> 4 pCi/L). In Montgomery County PA, it is estimated that almost one in three homes has an elevated radon level.
Radon is the second leading cause of lung cancer in the U.S. and you cannot see or smell radon in a home. Testing is the only way to know if your home has high levels of radon. The EPA and the Surgeon General recommend testing all homes for radon. Never rely on radon test results taken from other homes in the neighborhood. Homes which are next to each other can have different indoor radon levels. Also, even if the home you are buying was previously tested for radon, you should consider a retest if:
* The test was not performed within the last two years.
* The home was renovated or significantly changes to the HVAC (heating, ventilation and air conditioning) system were made since the last test.
* You plan to occupy the basement.
* If you have any reason to suspect that the test was not done properly or the results were borderline.
If the radon level comes back elevated, don't panic. Radon mitigation systems are relatively inexpensive and highly effective.
You can also have radon in your well water; it should also be treated either with a point of entry system (recommended) or a point of use system. There is more risk from the radon that is released in the air from water usage than from ingesting the water directly.
This article originally appeared in the Montgomeryville-Lansdale Patch.
Contact Scott Loper, Associate Broker, Realtor®, RE/MAX Realty Group at 215-513-1333 for help buying or selling a home in Lansdale, Harleysville, Hatfield, Souderton, Skippack, Collegeville, North Wales and the surrounding areas of Montgomery County of Pennsylvania. To Search for Homes For Sale in Montgomery County Click Here.
Radon Levels in Montgomery County PA - Copyright © 2011, The Scott LoperTeam, All rights reserved.
If you enjoy reading our blog, please SUBSCRIBE.
The Scott Loper Team
Scott Loper - Associate Broker
Lisa Loper - Sales Associate
Gina Wherry - Sales Associate
RE/MAX Realty Group
439 Main Street
Harleysville, PA 19438
Ph: 215-256-1200 x-213
