C O A L I T I O N Corner Radon: Health Hazard and Disclosure Issue Coalition Corner: Business training tools for HR staff, real estate licensees and other service professionals in the relocation and real estate industries © 2005, Employee Relocation Council/Worldwide ERC ® Coalition

C O A L I T I O N Corner Program Objectives This program supplements a monthly editorial feature in ERC’s Mobility magazine In this segment, users will learn about: –What radon is –Health hazards of radon –How radon gets into homes –Radon testing –Radon remediation –Disclosure issues

C O A L I T I O N Corner What is Radon? Radon is a colorless, odorless, invisible radioactive gas. It is emitted from the radioactive decay of uranium that is always present in the soil. Radon becomes a health hazard when trapped inside a building so that it builds to a high concentration. The unit of measure for radon is pCi/l: picocuries per liter of air. EPA recommends that radon levels in homes be reduced if the measured level is above 4pCi/l. A radon concentration of 4pCi/l increases the risk of lung cancer in occupants by a factor of eight.

C O A L I T I O N Corner Health Hazards of Radon Radon gas decays into radioactive particles that become trapped in the lungs when breathing. As particles emit radiation, lung tissue is damaged, which may lead to lung cancer with long-term exposure. (Radon is estimated to cause about 14,000 deaths per year.)

C O A L I T I O N Corner How Radon Gets In… Radon gas ascends up through the ground and into the home through cracks and other holes in the foundation. Buildings can trap radon inside, resulting in higher radon concentrations. Any home may have a radon problem; new or old, well-sealed or drafty, full basement or no basement, radon can find its way in.

C O A L I T I O N Corner Radon Testing Common radon test methods: –Short-term tests (e.g., charcoal canister and continuous electronic monitor) typically conducted for periods of 2 days to 1 week May produce a false positive or false negative resulting in unnecessary mitigation or worse, an undetected health hazard –Long-term tests (e.g., alpha-track technology) long-term tests range from three months to a year indicate the average radon level over an extended period of time

C O A L I T I O N Corner Radon Testing Radon can change in concentration day-to-day or week-to-week based upon a number of factors including weather conditions, ventilation, or heating and air conditioning system operation. Because radon fluctuates in concentration, the EPA recommends long-term testing.

C O A L I T I O N Corner Radon levels can almost always be reduced to a concentration below the EPA action level of 4pCi/l. The technique may be as simple as closing the path of entry into the home. Some radon mitigation jobs require more complex techniques, like the sub-slab ventilation method. –involves inserting a plastic pipe through foundation floor and into the soil –radon can be drawn out with exhaust fans and ventilated to the outside air Radon Remediation

C O A L I T I O N Corner Radon Remediation Radon reduction should be performed by NEHA (National Environmental Health Association), NRSB (National Radon Safety Board), and/or state-listed radon mitigation contractors. Some states have their own Radon Proficiency Programs, and certify radon mitigators and radon testers through this program.

C O A L I T I O N Corner Disclosure Issues In addition to the health hazard, radon - unmitigated - can greatly diminish property values and is a significant liability issue for seller and agent. To offset liability, most corporate employers have a radon policy in place to address testing, remediation, and disclosure, or offer a radon service protection plan. Every radon program should be reviewed regularly to ensure that all required information is being communicated to retain the legal validity of the disclosure.

C O A L I T I O N Corner Summary Radon is a radioactive gas that is a health hazard when it builds to a concentration of 4pCi/l or higher. Radon can damage lung tissue – a concentration of 4pCi/l increases the risk of lung cancer in occupants by a factor of approximately eight. Radon gas comes up from the ground through openings in the home’s foundation and can be trapped inside, increasing in concentration.

C O A L I T I O N Corner Summary Because radon fluctuates in concentration, the EPA recommends long-term testing. Radon levels can almost always be reduced to an acceptable concentration. Radon reduction should be performed by NEHA (National Environmental Health Association), NRSB (National Radon Safety Board), and/or state listed radon mitigation contractors. Most corporate employers have a radon policy in place to address testing, remediation, and disclosure, or offer a radon service protection plan. Disclosure must occur from both a health hazard and property value standpoint.

C O A L I T I O N Corner Additional Resources For more information on radon, refer to the EPA’s web site at and to their publication “A Citizen’s Guide to Radon,” or contact your state department of health.