Q. What is radon and is it harmful? Is there any requirement that a radon test be completed before closing? What if a high level of radon is found; is a seller required to pay for mitigation costs?
A. Radon is a naturally occurring radioactive gas. It is produced in the ground through the normal decay of uranium and radium. As it decays, radon produces new radioactive elements or decay products. Radon cannot be detected by human senses because they are colorless, odorless, and tasteless.According to the United States Environmental Protection Agency, major scientific organizations continue to believe that approximately 12% of lung cancers annually in the United States are attributable to radon. In Massachusetts, although statute does not require the buyer or seller to test a home for the presence of radon, buyers who choose to have a test done on a home should be encouraged to have the testing done properly in accordance with manufactures and/or professional specifications to ensure accuracy. Similarly, there is no requirement that a seller pay for mitigation costs unless they have agreed to do so.
Massachusetts Department of Public Health Facts on Radon
What is radon?
Radon is a naturally occurring radioactive gas. It is produced in the ground
through the normal decay of uranium and radium. As it decays, radon produces
new radioactive elements called radon daughters or decay products. Radon and
radon daughters cannot be detected by human senses because they are colorless,
odorless, and tasteless.
Where does radon come from?
Radon originates in the ground and can be found in soil and rocks. As with
any gas, radon diffuses as it flows along the path of least resistance to
the surface of the ground before entering the atmosphere. Once it enters
the atmosphere, radon becomes diluted in the outdoor air and concentrations
are so low that it is of minor concern.
Since it is a gas, radon can also move into any air space, such as basements,
crawl spaces, or caves. Once inside an enclosed space, such as a home, radon
can accumulate. For this reason, indoor concentrations are usually higher than
those found outdoors. Houses with little air exchange because of improvements
to prevent heat loss will generally have higher indoor radon levels than draftier
houses.
How does radon get into homes?
Radon moves through small spaces in the soil and rock on which a house is built
and can seep into a home through dirt floors, floor drains, sump pits, joints,
or tiny cracks and pores in hollow-blockwalls. As a result, radon concentrations
tend to be greater in the lower levels of a home, such as the basement.
Radon can also dissolve in well water and contribute to airborne radon in
homes when released through running water. Studies indicate that very few public
groundwater supplies contain enough radon to be a significant source of radon
in homes. There is very little radon in surface water supplies because the
water is exposed to outdoor air, thus diluting the radon concentrations.
Is exposure to indoor radon harmful?
When radon undergoes radioactive breakdown, it decays into other radioactive
elements called radon daughters. Radon daughters are solids, not gases,
and stick to surfaces such as dust particles i n the air. If contaminated dust
is inhaled, these particles can adhere to the airways of the lung. As these
radioactive dust particles break down further, they release small bursts
of energy which can damage lung tissue and therefore increase the risk
of developing lung cancer. In general, the risk increases as the level of radon
and the length of exposure increases.
Radon itself, on the other hand, is almost chemically inactive and an inhaled
radon atom is very likely to be exhaled before it decays. Thus, the main health
risk from radon is exposure to its decay products.
What can be done to reduce exposure to indoor radon?
The federal government has studied the effectiveness of various ways to reduce
high concentrations of radon in homes. The most obvious remedy is to increase
ventilation of the home which allows the radon to escape. Another approach
is to prevent radon from getting into the home, but determining how the gas
enters a building poses a major difficulty. A booklet describing several
methods to reduce high concentrations of radon can be obtained from the Massachusetts
Department of Public Healthþs Radiation Control Program.
High levels of radon are reduced through a mitigation system installed into
the home. The most common type of system is called sub-slab depressurization.
The EPA does not advocate the sealing of cracks in the basement floor as a
single approach to solving a radon problem.
Although there are no Massachusetts state or federal regulations for naturally
occurring radon or radon daughters, the Environmental Protection Agency(EPA)
has recommended guidelines for taking action. Concentrations of radon gas are
measured as "picocuries per liter" (pCi/l). The EPA suggests that
if an initial screening measurement results in a reading greater than 4 pCi/l,
further measurements should be taken to determine the annual average exposure
to radon and that action be taken within a reasonable period of time. The Massachusetts
Department of Public Health's Radiation Control Program will assist you in
obtaining further measurements.
How can I find out if my home has radon?
The Massachusetts Department of Public Health, Radiation Control Program
in conjunction with the EPA did a study in 1988, and with the data obtained
it is possible to estimate the potential of radon problems by county. The
data shows that one out of four houses may have levels above the 4pCi/L
action level however, the only way to know if your home has a radon problem
is to do a radon test.
If you have further questions on radon, you may call the Radiation Control
Program and they will advise you on how to get your home tested and assist
you in interpreting the results.
Berkshire County Board of Realtors® -
99 West Street, Suite 200 Pittsfield, MA 01201-5845 413-442-8049 Sandra
J. Carroll, Chief Executive Officer - Sue
O'Brien, Member Services Administrator- Stacy Buhl, Office Clerk
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