So in looking for houses the last 1.5 years we learned a lot before we finally settled on the one we bought last winter. One of the issues to contend with was Radon. We did radon air tests and radon water tests on a couple of houses. It's amazing how much you can learn about something while doing a little research. Anyway, the house that we ended up buying had a radon mitigation system that was installed when the house was built. While I was interested in knowing what the radon level was with it operating, I was equally interested to know what the radon level was without it operating (system breaks or power outage) So we had the test done with a digital meter. I instructed my real estate agent to turn off the radon system 48 hours into the test. We came up with the following data: Since we bought in the granite state, there's no surprise that there's radon in the ground. What surprised me is just how fast the radon level increased in the house after the system was turned off. We're not on well water, so we shouldn't have to worry about it in our water supply. I'm not really worried about exposure due to a power outage less than a few days but if the system breaks, I'm certainly going to get it fixed. For reference, the level of radon in outside air is about 0.4 and the generally accepted limit before seeing negative effects is 4.0. As you can see by the graph above, when the test was stopped, we were in the neighborhood of 11.5 and climbing. More reading from your favorite government agency: http://www.epa.gov/radon/pubs/citguide.html Does anyone else have experience with this. I believe many are just living in an ignorant bliss. It's not as much of a problem in a poorly sealed house since the air exchanges more often, however in a well insulated air-tight house, it seems that levels could get to a dangerous level.
I did a radon test here after I bought this place, as this area has high radon levels. My readings were low, which surprised me. I have 2 layers of 6 mil plastic down over the dirt under the house though. This is a dubba wyde and I added an extra layer of house wrap tacked up under the house as well (for moisture control). No active radon system though.
My late grandfather in law lived in SNH and also had high radon levels, around 10 before mitigation. He had a radon system. We are just west of Boston and our test levels where only about 2.0. No radon system.
I have $8,000 worth of radon air/ water and water treatment where I am in NH. It was a huge issue what I was looking to purchase a house two years ago. I had lived my life in ingorent bliss before the house search. Part of the conditions of my mortgage was it had to be mitigated before they approved the funds! I didn't disagree thought. It isn't good stuff. Welcome to the granite state!
Thanks Jake!!!. Glad to finally have escaped to the Live Free or Die State. When I'm home, I smile every time I see that on my license plate. I may have to hit you up for a granite mailbox post.. I'm surprised my loan was approved as we only had a crappy old falling down wooden post. That'll be a project for the spring.
Those digital radon tests sure have come a long way. I remember the days where two canisters were left on the shelf for 48 hours and then total exposure was measured. They the calculated the levels in the house... It was common practice to ensure a low reading by putting the canisters in a bag or opening a window for a while.
Yeah, the new tests even tell you when they think there was tampering with the test. We had one house tested in Hampton, NH that had a couple of places that it said there was tampering. I have no doubt that the seller opened the basement door to try to get some more circulation.. Other issues with the house so we moved on.
stuck, I am a licensed Radon Mitigation Specialist in Ohio, we install roughly 1000 systems a year. The chart you posted looks normal as to what I would expect to see. You would see just the opposite if you turned the system back on, it goes up and down that quick. Contrary to what most people think, the tighter the house the more radon stays out. If no air is leaving the home none can enter. Opening a door or window creates a chimney effect in the house drawing radon in thru the nooks and crannies in the basement. I see this on test results where people try to beat the test for a real estate transaction and actually cause the level to be falsely elevated. I have personally tested a home at 724 and was able to reduce it below 4. Remember it takes long term, high exposure to cause health issues. Do you have a basement? and was that where they tested? One last observation, when they shut of the radon system it appears the radon monitor was on the same circuit as the blue dots indicate AC power loss. Even though there is a battery back up which keeps the monitor running, in my personal experience the monitor seems to lose some accuracy. I would like to see the test results with the monitor on a different circuit, probably not enough difference to worry about.
I am closing next month on a house in southwest ohio and it had a radon mitigation system installed last year. I don't know the company that did it or what the levels were but I'll try to Find out Monday when I have my home inspection and septic system tested. Good info to know, I was also in ignorant bliss prior to finding this house.
Ironpony. I suspected the same about the circuit that the detector was plugged into. Yes. the detector was placed in the basement. House was built in '90 and the mitigation system was installed at initial construction. I understand the issues being related to longer exposure times and smoking increasing the risk.. Just glad that was able to learn more about how it all works and think more people need to know about it since most don't learn until they are buying/selling a house.. Good information that you provided. Thanks.
Good luck Trilifter. Certainly easier to buy a house that already has a system than it is to convince an owner who has lived in a house for years that they need so spend thousands to mitigate a problem that they can't detect without specialized equipment.. Good luck with your inspections/tests!!!!
Trilifter, are you staying in the Creek area? I've been an appraiser in the Beavercreek area for over 30 years. If you run into any snags on the appraisal let me know if there's anything I can help you with. Congrats on the new home.
Thanks Mitch!! I'm actually moving to waynesville so I'm not going too far away. I'm working on getting my place here in bcreek on the market in the next few weeks. I was considering getting it appraised before I list. I'll send you a PM.
Every time I've bought a house radon has come back high -- it's pretty easy to get 2500 out of the seller. And it costs me less than 500 to install a system -- a fan for 250 or less some PVC and a hammer drill and a little wiring takes maybe four hours.
