Radon is a radioactive gas that exists in homes throughout the United States regardless of location. Although it’s a natural gas, high levels of radon can cause serious health issues. It can seep into homes from the surrounding soil, potentially causing lung cancer with prolonged exposure. In this article, we’ll explain how to test for radon and get rid of it. We’ll also share some tips to help you find an experienced radon contractor and how to maintain your radon mitigation system.
What Is Radon?
When uranium breaks down in rock, soil, and water, it produces radon. Radon is invisible, odorless, and tasteless. It’s impossible to detect it without proper testing. Radon enters homes through cracks in foundations, floors, and walls. The gas builds up over time, creating harmful effects.
Health Risks Associated with Radon Exposure
Long-term exposure to high radon levels can cause lung cancer. According to the Environmental Protection Agency (EPA), radon contamination causes nearly 20,000 deaths annually and is the second leading cause of lung cancer after smoking.
Common Sources of Radon in Homes
Radon typically enters homes through:
- Cavities inside walls
- Cracks in solid floors and walls
- Construction joints
- Gaps around service pipes
- Gaps in suspended floors
- The water supply
Testing for Radon
You can check for radon by using a do-it-yourself (DIY) test or hiring a professional. There are two main types of radon tests, short-term and long-term.
Short-Term Radon Tests
You’ll receive results within two to 90 days when you use a short-term test. Homeowners can use a short-term test as an initial screening to figure out whether they need further testing. Most people find test kits at a home improvement store or online.
Once you’ve purchased your short-term test, take the following steps:
- Close all windows and exterior doors at least 12 hours before you start the test.
- Place the test kit in the lowest lived-in level of your home, which is often a basement or the first level of your home.
- Leave the kit undisturbed for the specified testing period.
- Seal the kit and mail it to the laboratory for analysis.
Long-Term Radon Tests
You can use a long-term radon test if you want a more accurate reading. However, these tests take over 90 days before you receive the results. Long-term tests are more accurate because they take seasonal variations into account.
To perform a long-term test:
- Place the test device in the lowest lived-in level of your home.
- Leave it undisturbed for at least three months.
- Send the device to the laboratory for analysis.
When To Hire a Professional Tester
The DIY tests are pretty reliable, but there are instances when you’ll want to hire a professional radon tester. Someone with experience testing radon uses specialized equipment and has to follow certain protocols to make sure they receive accurate results. Situations that may call for a professional tester include:
- If you’re planning a home renovation, which could affect radon levels
- If you’re unsure if you are conducting a test correctly
- To verify high results from a DIY test
- When you’re buying or selling a home
Interpreting Radon Test Results
Once the testing cycle is complete, review your test results. The EPA recommends you take steps to mitigate radon if your home’s levels are 4 picocuries per liter (pCi/L) or higher. However, the EPA suggests you consider mitigation if your levels fall between 2 and 4 pCi/L since there are no safe radon levels.
Radon Mitigation Techniques
If you learn that you have high levels of radon in your home, you can take steps to protect your family’s health. Radon mitigation can reduce levels, and there are a few techniques to do so, including the methods below:
Active Soil Depressurization Systems
Many radon mitigation contractors use active soil depressurization to reduce radon levels. A fan creates negative pressure beneath your foundation, which prevents radon from entering the home, and instead vents it into the outside air.
Passive Radon Reduction Methods
There are a few passive radon reduction methods, which include:
- Installing a gas-permeable layer beneath the slab or flooring system
- Placing plastic sheeting on top of the gas-permeable layer and under the slab
- Sealing and caulking foundation cracks and openings
Sealing Foundation Cracks and Openings
You can seal foundation cracks and holes to support one of the radon mitigation methods mentioned above. Sealing those openings isn’t effective enough on its own, but many contractors recommend this step as part of a treatment program.
Hiring a Radon Mitigation Contractor
If you need to reduce radon levels within your home, find an experienced contractor with proper qualifications. As Bill Wehrum, an administrator at the EPA’s Office of Air and Radiation, states, “If you don’t do it right, you might actually increase the level of radon or compromise the air quality in your house.”
When selecting a radon mitigation contractor:
- Check their experience and track record
- Find a contractor who received their certification from a recognized radon certification program
- Make sure they’re licensed and insured
- Look for membership in professional organizations
Once you’ve found three or four contractors with the proper qualifications, you can ask the following questions to make sure they have the right experience:
- Do you have references from previous clients?
- How long will the installation take?
- How many radon mitigation systems have you installed?
- What type of system do you recommend for my home, and why?
- What warranty do you offer on your work?
Cost Considerations
The price you’ll pay for a radon mitigation system varies depending on which one you choose. Costs are different according to home size and foundation type too, but the normal range is between $783 and $1,261, averaging around $1,020*. Keep this cost data in mind as you receive estimates from radon mitigation contractors.
*Cost data in this section sourced from Angi.
Preventing Radon in New Home Construction
You can ask your contractor to include a radon mitigation system when you’re building a new home. It’s much easier to have the option readily available to you than having to install one later on if you need to reduce radon levels at some point. Ask your contractor about the options listed below before you approve your blueprint.
Radon-resistant construction techniques include:
- Installing a gas-tight pipe from the first layer or crawlspace to the roof
- Installing a layer of gas-permeable aggregate beneath the slab or flooring system
- Laying plastic sheeting on top of the gas-permeable layer
- Sealing and caulking all foundation cracks and openings
A passive radon control system can be installed during construction by:
- Installing a gas-permeable layer beneath the slab.
- Covering this layer with plastic sheeting.
- Running a gas-tight pipe from the first layer to the roof.
- Wiring an extra circuit to the attic for potential future fan installation.
Living with a Radon Mitigation System
Once a contractor has installed your radon mitigation system, you’ll want to retest your home to make sure you have effectively reduced your radon levels. You can conduct a short-term test within 30 days, and then you can run a long-term test 90 days after you’ve received the short-term test results. Test your home every two years to confirm that your radon levels remain low.
You have to perform regular maintenance to make sure your radon mitigation system functions properly. Contact a professional to inspect the system every few years, but you must also check the system’s performance indicator monthly and examine pipes for damage or leaks every year.
Radon Myths and Facts
There are some myths about radon, so we’ve listed some radon facts below to help you sift through the misinformation:
- Radon levels can vary greatly between neighboring homes.
- Radon mitigation systems are effective and can reduce levels by up to 99%.
- Short-term tests can be used for initial screening, but long-term tests provide more accurate results.
- You can find radon in any home, not just those with basements.
Radon in Real Estate Transactions
Whether you’re buying or selling a home, you’ll want to check the radon levels, since high radon readings can affect your property value and safety. Insist that a radon test is part of the home inspection process.
If high radon levels are detected, buyers can ask for repairs or a reduction in the sale price so they can cover mitigation costs. Sellers might want to address radon issues so that there aren’t any delays in the sale process.
States have different regulations regarding radon disclosure during real estate transactions. Make sure to comply with local laws, and consult with real estate professionals to navigate these requirements effectively.
Our Conclusion
Radon is a serious health concern. You can test for radon regularly and address the issue if you detect high levels within your home. Short- and long-term radon tests are effective, but you can hire a radon inspector for a more accurate reading. If you discover high radon levels in your home, take immediate action to limit the risk of exposure to you and your family.