Radon gas (house, transfer, buying)

[fallingwater]

As our house adventure continues we found a house we like. During the process, we discovered under the sellers disclosure there was a previous radon gas issue. The current sellers found this when they bought the house. The original owners installed a migration system. ??? Okay, I have to admit all these years of buying and selling homes I never once had a radon gas inspection. Ignorance was bliss I guess. Our realtor said its not a big deal as long as the problem is fixed. But I have heard that a home like this can be a hard sell because it freaks many people out. I went to the EPA website and it shows a map of where areas in the US have a higher concentration of radon gas. Indiana is one of the "hot spots" so to speak. Since I had lived most of my life in an area where radon gas was considered low, I realize now after educating myself on all the horrific dangers of having too much radon in a home, I will be doing a further inspection. So my question is, does anyone in Indiana have or had this issue with their homes? Is a radon migration system common here?

[rrah]

I haven't had the issue personally, but my parents did. System installed and low readings ever since.

[FlyersFan]

Originally Posted by fallingwater

As our house adventure continues we found a house we like. During the process, we discovered under the sellers disclosure there was a previous radon gas issue. The current sellers found this when they bought the house. The original owners installed a migration system. ??? Okay, I have to admit all these years of buying and selling homes I never once had a radon gas inspection. Ignorance was bliss I guess. Our realtor said its not a big deal as long as the problem is fixed. But I have heard that a home like this can be a hard sell because it freaks many people out. I went to the EPA website and it shows a map of where areas in the US have a higher concentration of radon gas. Indiana is one of the "hot spots" so to speak. Since I had lived most of my life in an area where radon gas was considered low, I realize now after educating myself on all the horrific dangers of having too much radon in a home, I will be doing a further inspection. So my question is, does anyone in Indiana have or had this issue with their homes? Is a radon migration system common here?

My name is Mike and I am a New Jersey DEP licensed radon specialist with 20+ years experience testing and installing radon mitigation/reduction systems. I install about 150 systems a year. When you look at the EPA radon map the red areas are the areas of highest concern known as Tier One zones. In order to be placed in Tier One at least 25% of the homes tested in that zip code must have radon levels over 4.0 pCi/l. To attempt to provide a few answers for you its been my experience that having a radon reduction system in a home does not decrease its value.....its commonplace anymore, especially for the executive thats used to being transfered around the country......its just part of the purchasing process, like a termite inspection and treatment if needed. There is a % of the population thats still in the dark about radon.....some by accident and some by choice. I would warn you that if a radon mitigation/reduction system was installed in the house you intend to purchase there are some basic rules/laws that had to be followed. Installation of a radon reduction system can only be done by a State licensed contractor.....they must obtain a local building and electrical permit from the township.....the electrical work must be performed by a licensed electrician....when complete the system must be inspected by the township.....the installer must perform a post-mitigation radon test to insure that the work they have done has lowered to radon levels to be below the national guildeline of 4.0 pCi/l.....and the installer usually offers a warranty on their work which is usually the same warranty that the mitigation fan manufacturer offers which is 5 years. If you have any questions please feel free to direct message me.

[fallingwater]

Originally Posted by FlyersFan

My name is Mike and I am a New Jersey DEP licensed radon specialist with 20+ years experience testing and installing radon mitigation/reduction systems. I install about 150 systems a year. When you look at the EPA radon map the red areas are the areas of highest concern known as Tier One zones. In order to be placed in Tier One at least 25% of the homes tested in that zip code must have radon levels over 4.0 pCi/l. To attempt to provide a few answers for you its been my experience that having a radon reduction system in a home does not decrease its value.....its commonplace anymore, especially for the executive thats used to being transfered around the country......its just part of the purchasing process, like a termite inspection and treatment if needed. There is a % of the population thats still in the dark about radon.....some by accident and some by choice. I would warn you that if a radon mitigation/reduction system was installed in the house you intend to purchase there are some basic rules/laws that had to be followed. Installation of a radon reduction system can only be done by a State licensed contractor.....they must obtain a local building and electrical permit from the township.....the electrical work must be performed by a licensed electrician....when complete the system must be inspected by the township.....the installer must perform a post-mitigation radon test to insure that the work they have done has lowered to radon levels to be below the national guildeline of 4.0 pCi/l.....and the installer usually offers a warranty on their work which is usually the same warranty that the mitigation fan manufacturer offers which is 5 years. If you have any questions please feel free to direct message me.

Thanks for the reply. I appreciate it. We are still waiting to hear on whether or not our bid was accepted. We will go from there on what type of system was installed. Honestly, I didnt even notice it so that has me wondering if it was done correctly. But sump pumps, wells and septics are all new to me as well so it might have been right there in front of my face and I didnt see it.

[warchildbosnia]

Thank you for posting this. I am really unsure of how this whole radon process works. We purchased a house with high radon. It was tested at 8. I have no idea how to find someone to install a Radon removal system or what the cost is. Does anyone know?

[fallingwater]

Originally Posted by warchildbosnia

Thank you for posting this. I am really unsure of how this whole radon process works. We purchased a house with high radon. It was tested at 8. I have no idea how to find someone to install a Radon removal system or what the cost is. Does anyone know?

Did you close on the house or are in the mist of still purchasing it?

[domergurl]

Fingers cross fallingwater! Everytime we've had a home inspection, we ponied up the money for the radon test .... even with a mitigation system, you may want to do this just to make sure it's working. It's up to you though.

[fallingwater]

Originally Posted by domergurl

Fingers cross fallingwater! Everytime we've had a home inspection, we ponied up the money for the radon test .... even with a mitigation system, you may want to do this just to make sure it's working. It's up to you though.

I agree. Its worth the hassle. I have educated myself on the whole radon thing. Learn something new everyday!

[ShadowCaver]

House here in NE Indiana, 'basement' is finished w/ bedrooms - and there is a radon diffuser pump constantly running. Don't know it's here, unless stand next to the pipe outside and hear the motor running. On occasion, check the red fluid line to make sure the pressure differential is correct. All good, no problems. Had the basement tested when buying, was ~8.5 pCi/L. Concerned, not much. Managed, yes. Worried, no. As ya know, its naturally occurring gas emitted from rock formations, seeps upwards, and is dangerous, over time - evidently 2nd highest cause of lung cancer.

Some good links:
Indiana | EPA Map of Radon Zones | Radon | Indoor Air Quality | Air | US EPA
Indiana | Where You Live | Indoor Air Quality | Air | US EPA
Home Buyer's and Seller's Guide to Radon | Publications | Radon | Indoor Air | Air | US EPA

[Southside Shrek]

Granite counter tops also emit radon gas but I wouldn't let that stop me from going granite if I wanted to. There is also radon in the outdoor air albeit less concentrated, However that doesn't prevent me from breathing.

If a higher level of radon bothers you, then have a good remediation system installed. A pretty easy and relatively inexpensive fix.