Radon Environmental Issues for Real Estate Professionals

What Is Radon? No. 1 cause of lung cancer among nonsmokers Second leading cause of lung cancer in the United States and Canada (next to cigarette smoke) A smoker who is also exposed to radon has a much higher risk of developing lung cancer Claims 21,000 lives each year

About Radon A radioactive gas Comes from the natural decay of uranium found in nearly all soils Typically moves up through the soil to the air of your home through cracks and other holes in the foundation

Where Radon Comes From Any home may have a radon problem Radon can be found in any type of home, including new homes, old homes, well-sealed and drafty homes Radon can be found in homes with basements, crawlspaces or slabs

Where Radon Comes From Cracks in solid floors Construction joints Cracks in walls Gaps in suspended floors Gaps around service pipes Cavities inside walls The water supply Radon in water is found in only certain areas of the country (more commonly on the East Coast).

Radon Test for radon during a real estate transaction Fix the home if the radon level is 4 picoCuries per liter (pCi/L) or higher Radon levels less than 4 pCi/L still pose a risk, and in many cases may be reduced PicoCuries are the measure of radiation in a fluid. Source: Zone and legend map provided by EPA Web site

About Radon Even if built to be radon-resistant, every new home should be tested for radon as soon as possible after occupancy. If you have a test result of 4 pCi/L or more, a radon fan can easily be added to a passive system to make it an active system and further reduce radon levels.

Radon Testing Ensure that the test is approved EPA does not approve radon test devices The National Environmental Health Association (NEHA) approves radon test devices The National Radon Safety Board (NRSB) approves radon test devices

Testing Options: Passive Devices Charcoal canisters Alpha-track detectors Charcoal liquid scintillation Available in hardware stores (plumbing department) Generally requires at least 48 hours to complete

Radon Canisters E-perm results can be calculated immediately upon retrieval of canister following the test period E-perm uses electret ion chamber (EIC) technology EIC technology is a passive integrating ionization monitor consisting of a stable electret mounted inside a small chamber made of electrically conducting plastic. Radon gas passively diffuses into the chamber through filtered inlets, and the alpha particles emitted by the decay process ionize air molecules. Ions produced inside the chamber are collected onto the electret, causing a reduction of its surface charge.

Testing Options: Active Devices Active devices are the following: Continuous radon monitors (CRMs) Continuous working-level monitors Require operation by trained testers Provide a continuous report of radon levels present Reveal unusual/abnormal swings in the levels during the test period Designed to deter and detect test interference/tampering More costly than a passive device Ensure a more reliable result

Continuous Monitors Instant results are available at the push of a button following the test period

Radon Mitigation A method using an active or inactive system to reduce radon levels in a home

Passive Mitigation Gas-permeable layer (stone) Vapor barrier (prevents soil gas entry) Sealed joints 3- or 4-inch PVC pipe Junction box for future fan in attic

Active Mitigation Active systems use a fan to direct the radon out of the home: Sub-slab suction Drain tile suction Sub-membrane suction Combination

Sub-slab Mitigation Sometimes there is a lack of drain tile for sub-slab homes to tap into. In most modern construction, there is a drain tile under the slab that, when tapped into, can achieve good communication. The pipe is run up through the attic and through the roof or side wall (interior), or on the exterior of the home.

Sub-slab Mitigation All breaches need to be sealed (bathtub plumbing) Suction point in furnace closet in center of home

Drain Tile Mitigation Installing a pipe through the slab to get to the drain tile can create good communication under the slab Sump pits need to be sealed to prevent the home’s conditioned air from being sucked out of the home Sump pits are also a good suction point to reach the drain tile

Sealed pump with clear cover Suction point through slab Sub-slab Mitigation Sealed pump with clear cover Suction point through slab

Suction point from sealed sump pit Drain Tile Mitigation Suction point from sealed sump pit

Sub-membrane Mitigation Homes with crawl spaces with high radon levels require a 6-mm vapor barrier to be installed on the floor and sealed to the perimeter wall All penetrations must be sealed through vapor barrier A pipe is installed under the membrane and is the suction point

Combination Suction points from basement and crawl spaces and/or slabs can be joined together to run to the outside

Pipe Termination The pipe should terminate above the roof edge and not halfway up the side of the home to prevent concentrated radon levels from re-entrainment/re-entry back into the home SHOULD NOT use gutter/downspout as exhaust pipe

Pipe Termination SHOULD be above the eave of the roof SHOULD be 10 feet or more above ground level SHOULD be 10 feet or more from any window, door or other opening into conditioned spaces of the structure that are less than 2 feet below the exhaust point SHOULD be 10 feet or more from any opening into an adjacent building

Pipe Termination Correct Incorrect — too short Incorrect — gutter Gutter vent leaked, causing spauling to brick work. All bricks had to be repaired. Correct Incorrect — too short Incorrect — gutter

Fan Location SHOULD be located on the outside of the home SHOULD be located in an attic SHOULD NOT be located in a basement or crawlspace Electrical disconnect SHOULD be located where fan is and not in another room

Incorrect — located in basement Correct — located outdoors Fan Location Incorrect — located in basement Correct — located outdoors

Correct — located in attic Fan Location Correct — located in attic

Special Items Floor drains need sealing Using a check valve, these floor drains can still be used Fire collars are needed when a penetration occurs on the firewall, typically between the garage and the basement or crawl space

Special Items Red rings are fire collars that expand when heated to close off opening if pipe melts in fire. Other (rubber check valves).

Special Items

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