I felt the need to re-blog this post because a lower radon threshold is something that all buyers, sellers, and homeowners in general should be aware of. This will certainly have an impact on many real estate transactions in Montgomery County going forward, but knowledge can minimize those impacts. As Erica points out, the current EPA Action level remains at 4.0 pCi/L, but look for a reduction to 2.7 pCi/L in the future. Also, the costs that Erica gives for radon testing and remediation are consistent in Montgomery County as well.
-Scott
I just became aware of the World Health Organization (WHO) press release where the group is lobbying to LOWER the radon cancer deaths each year, by lowering the threshhold when remediation is recommended, from current levels of 4.0 (per the EPA) to 2.7. This is huge!
From the release:
The World Health Organization has released their Handbook on Indoor Radon which strongly validates the worldwide threat of exposure to radon gas. According to handbook, WHO has been studying the effects of radon exposure since 1979. Although radon was classified as a human carcinogen in 1988, it took over 20-years of sound research and real-life studies from all over the world to confirm the true magnitude of the risk radon poses. Based on the results of these studies, WHO now suggests that homeowners take action when radon levels exceed 2.7 pCi/l. This is a much more conservative figure than the Environmental Protection Agency (EPA's) action level of 4.0 pCi/l, which has been the U.S. standard for over 20-years.
Note that in areas of naturally high radon (such as Pennsylvania!) this will majorly affect our transactions. And in my part of Pennsylvania, we regularly see levels much higher than 4.0. The highest level I have personally seen was almost 40.
As of now, we are advised to give consumers the info about radon and still uses the EPA's 4.0 number. But in the future, will this change?
A radon test in my area costs about $100-125. Remediation regularly runs from $800-1400 depending on the complexity of the system.
Go to the website for more details on this press release
You can download a copy of the WHO Radon Handbook here: http://whqlibdoc.who.int/publications/2009/9789241547673_eng.pdf
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Erica Ramus is Broker/Owner of Realty Executives in Pottsville, PA.
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Scott - Radon is not a common test performed in a home inspection here, and it is somewhat rare to find high levels. With the new threshold, that could change. Thanks for the information!
In Massachusetts, radon testing is part of our standard array of tests with every purchase, including new construction. Builders are roughing in the system during construction to make it easier for the buyer to complete the system, if the radon result is high. My builders will not absorb the cost of radon remediation. Roughing comes in many forms!!! My builders install a PVC pipe under the concrete floor and follow through to the roof.....the buyer has to pay for the fan and it's installation.
Lina, Sounds like this change may make radon testing more common in your area (2.7 pCi/L is pretty low). Your sellers are fortunate though if your area is not know for elevated radon levels. As Erica mentioned in her orginal post, it's not uncommon to see radon levels above 4.0 in eastern Pennsylvania, but most buyers/sellers here have some knowledge of the issue and we just work-out the remediation details.
Barbara, I have seen a few builders in my area do the rough-in for radon systems. Some seem to be getting away from that however. Often, I see the radon mitigation contractors select an entirely different location (based on their knowledge/experience) for the slab penetration and fan and it doesn't make sense to run pipe all over the basement to get to the builder's rough-in. In this case, the contractors usually make the closest unobtrusive penetration that they can through the basement wall and then run up the side or back of the home with downspout material.
Thanks to both of you for the comments.