Radon: What You Need to Know
Radon is a common topic during real estate transactions, but many people aren't familiar with it otherwise. As a homeowner or future homeowner, it’s important to be aware of it. Here's a quick overview.
What is Radon?
Radon is a colorless, odorless, tasteless gas resulting from the natural breakdown of uranium in soil, rock, and water. It’s radioactive and can be harmful to your health if it accumulates in your home. Long-term exposure to high levels of radon is the second leading cause of lung cancer after smoking.
How Does a Radon Mitigation System Work?
If a radon test shows high levels in your home, a radon mitigation system can reduce the gas to safe levels. There are "passive" and "active" systems. Most new homes have passive systems, which consist of a pipe running from the foundation into the soil to vent the radon gas outside. An "active" system adds a fan to the pipe, creating suction to pull radon from the ground. Passive systems may suffice, but sometimes the fan is necessary. Radon levels can fluctuate with the season and weather.
Cost of Installing a Radon Mitigation System
Installing a radon mitigation system typically costs between $1,200 and $2,500, depending on your home's size and design. It's generally cheaper to install in a home with a basement than one with a crawlspace.
Radon Testing in Real Estate Transactions
Testing for radon is now common when buying a home. If levels exceed the EPA's safe limit of 4 picocuries per liter, buyers often request the seller to install a mitigation system before finalizing the sale. Testing costs about $175, usually paid by the buyer during the inspection period.
Why Long-Time Homeowners Should Test for Radon
If you’ve lived in your home for many years, you might not have tested for radon. Radon testing and mitigation have only become common in the last 15 years, so older homes might not have been tested or mitigated. Changes in your home's structure or nearby construction can also affect radon levels.
Radon Awareness in Colorado
Radon is especially prevalent in Colorado due to the soil composition. Colorado now requires real estate purchase contracts to acknowledge radon presence and recommend testing and mitigation.
Resources
To test your home, you can request a free radon test through the Colorado Department of Public Health and Environment.