Radon Gas
Radon gas is still an item that should be of some concern to home owners. Radon is a colorless, odorless gas produced by the decay of elements in the soil. In Ohio, radon is created by the type of shale and other rock common throughout much of the state. It usually enters a home by seeping through cracks in the basement, foundation, sump pump or pipes and can be detected through proper testing.
Testing radon levels is one of the most difficult environmental problems to accurately measure. Reasons for this include interference from such factors as air movement, cigarette smoke, water table levels, barometric pressure and even the season of the year, all of which can affect the readings. Generally, readings are higher in the summer season as compared to the winter months.
Although difficult to measure, radon problems are relatively easy and inexpensive to mitigate when compared to correcting other environmental problems.
Types of testing devices can either be passive or active. Passive devices include charcoal canisters, alpha-track detectors and charcoal liquid scintillation. These testing devices are available at hardware and houseware stores and generally require at least 48 hours to complete.
Active devices include continuous radon monitors and continuous working level monitors, and require operation by trained testers. Many of these devices provide a continuous report of radon levels present, revealing any unusual or abnormal swings in the levels during the test period (usually 48 hours or more). These devices are specifically designed to deter and detect test interference. Although these tests may cost more, they ensure a more reliable result.
Whichever testing method is employed, make sure the test is approved by the Environmental Protection Agency (EPA) and/or the Ohio Department of Health. Once the level of radon is known, it may be necessary to mitigate the problem. It may be as simple as sealing any cracks in the floors or walls of the basement, foundation and/or crawl space since that is how the gas enters the home in the first place. Or, the air from the basement or crawl space may need to be vented. A state-licensed radon mitigator can more fully discuss these and other options.
In the United States, the radon threshold for concern is 4.0 picocuries per liter or higher, whereas a picocurie is one-trillionth (think in terms of national debt) of a curie -- the measure of radioactivity found in a gram of radium. A measurement at these levels indicate some type of action should be taken to avoid possible health threats, although it is my understanding that the 4.0 picocurie level assumes humans will be inside the home or basement for 24 hours per day, 365 days per year, with no fresh air ventilation. In a radon study conducted in 1994, researchers with the University of Toledo reported on their findings which indicate that several counties in Ohio, including those in the upper Miami Valley, show greater concentrations of radon than other counties and that the concentration exceeds EPA-set safety standards.
Of Ohio's 88 counties, 33 (or 38 percent) have average readings of 4.0 picocuries or above. The highest readings in the state occur in Licking County just east of Columbus. The other 32 counties are pretty much clustered in the central part of the state, on the east side of Ohio south of Canton, and, of the most concern for us, in an area north of Dayton.
If you have any additional questions concerning radon or its mitigation, contact the Radiological Health Program of the Ohio Department of Health at 1-800-523-4439.
Q: If a REALTOR® has knowledge of a high radon gas concentration level in a dwelling, is there a duty to disclose the radon gas concentration level to the
buyer?
A: REALTORS® who are aware of high radon gas levels in a building and fail to disclose the condition to buyers risk potential liability to buyers for nondisclosure. REALTORS® as well as sellers have been held liable to buyers for non-disclosure of known hazardous defects and conditions in property in various contexts. Sellers and their REALTORS® have been sued for failure to inform buyers of high radon gas test
readings.
If a REALTOR® has knowledge of a report indicating low radon gas level concentrations, care should be taken in representing this fact to a prospective buyer.
Because radon gas levels can vary dramatically based on the type of test, the location the test is taken in the home, and the time of year the test is conducted, a subsequent test could indicate a substantially higher radon gas level.
Q: What approach should a REALTOR® take when a potential buyer asks about radon gas?
A: A REALTOR should inform the potential purchaser that a level of radon gas may exist in any dwelling which exceeds the acceptable range recommended by the US EPA. The REALTOR® should inform the purchaser that tests are available which can determine the level of radon gas with varying degrees of accuracy.