Radon in CO homes?

[mousegun87]

We are moving from MO to CO in 4 weeks. We are in the process of closing our next home in CO when the radon inspector reported that the radon concentration in the basement is higher than EPA standard. We don't have much radon problem in MO, but I learned that almost all CO counties are listed by the Gov. as having high risk of radon emission from the ground. See: http://www.epa.gov/radon/states/colorado.html

http://www.epa.gov/radon/states/images/colorado.gif

Red = high radon risk.

This is a new home, and the builder/seller has agreed to install mitigation system. We will not close the deal until the radon test shows normal level ( < 3.9 pc/l).

Anyone here has tested their homes for radon? Any experience with active or passive mitigation systems?
Initially I am having a second thought about proceeding with the purchase of this home. But, knowing CO to be high risk for radon, other homes we will look at probably has this issue as well.

Will you buy a home that is known to have radon gas, but has been successfully mitigated?

[BlasterBob]

We live down in Las Animas County and have taken the County furnished test for radon just a couple years ago We passed easily but I don't recall the exact number, if it was zero or what the extremely low number was. No radon problem at my place! Good luck.

[Marlin]

As long as the foundation doesn't have any major cracks in it. Or, you aren't a lab rat exposed to 50 times the normal exposure rate. You shouldn't have any major worries.

[mousegun87]

The home is a new build. No crack on the foundation or basement floor. It is located in Weld county. I read that radon is fairly common findings in homes in the Denver area. So it looks like northern CO seems to have more of this than the southern part of the state.

[Ed_S]

I live in Longmont and within our devlopment some houses have radon issues and some don't.

Does it bother me - no.

I'm more concerned about 'Obamination' getting in for a second term!

[Zombie Steve]

I sell real estate and see levels higher than the EPA standard all of the time.

Most of these homes are vacant (and have been for 4 months) with unfinished basements. There is no air circulation, so once people move in and start opening windows and doors the level drops almost immediately. The mitigation systems just move air. If your levels were over 12 or so I'd be concerned. Under 8 or so I wouldn't be concerned unless you plan on sleeping on the basement floor for 20 years or so.

If the builder is paying for it, no biggie. Just test again before your warranty expires.

[BPTactical]

As long as you have some airflow in the basement you should be OK. The Radon only causes issues in areas where it is allowed to accumulate and long term exposure.
A buddy's basement actually has a false basement floor with air circulation underneath for mitigation.
In all reality you probably get a higher exposure to radioactivity standing in front of the microwave nuking a 7-11 gutbomb burrito and talking on the cell phone.


Not too big an issue.........................twitch, twitch[Muaha]

[mousegun87]

I sell real estate and see levels higher than the EPA standard all of the time.

Most of these homes are vacant (and have been for 4 months) with unfinished basements. There is no air circulation, so once people move in and start opening windows and doors the level drops almost immediately. The mitigation systems just move air. If your levels were over 12 or so I'd be concerned. Under 8 or so I wouldn't be concerned unless you plan on sleeping on the basement floor for 20 years or so.

If the builder is paying for it, no biggie. Just test again before your warranty expires.

Yes, this home was completed about 2 months ago and has been empty when the 48-hr test was done. The average level came back at 15. So it is pretty high. The builder said they will install the passive system and re-test. If it is still higher than EPA standard (4) then they will install the active system and re-test again. Either way, they agree to mitigate the issue, so they cannot sell the house until the radon problem is fully mitigated.

[Zombie Steve]

Well, they could sell it, it would just be tough now that they have a material defect they legally have to disclose.

I don't think the presence of a mitigation system would have any impact on you re-selling the home in the future. Save all of your info so you can disclose it later and put people's worries to rest.

[trlcavscout]

Where you moving to in Weld county? I work in that area and I am in a lot of homes everyday, I see a lot of systems. Like has been said if they are paying and they get the levels down it would be ok.

[mousegun87]

The home is in Mead.

[Richard K]

When we sold our last house the buyer's inspector tested for and found a higher than normal level of radon (around 8 as near as I can recall). I had a mitigation system installed. The drilled a 6" hole in the basement floor and into the french drain. They installed PVC pipe, an inline fan and exhausted the air out through the garage. The next reading was 0. We lived in that house for 18 years before selling and had no health problems. I'm told that acceptable levels in Canada are 2 to 3 times higher than in the US.

[Zundfolge]

RADON is a junk science scam.

Seriously, unless you're a Uranium Miner you are NEVER going to be exposed to enough Radon to harm you.

As Richard K said, "acceptable levels" in Canada are 2 to 3 times higher than the US and "acceptable levels" in Sweden (a nation known for falling for all sorts of junk science BS) is something like 10 times the US.

The "acceptable level" rating by the EPA is a number that they pulled out of a hat and has zero connection to any sort of science, reason or facts.

The downside is that enough people buy this BS so if you're selling a house and someone wants a Radon test you'll have to get one ... and if the levels are too high you'll be forced to put it on the property condition report and spend the money on mitigation (which I understand runs in the $2000-$2500 range).

Seriously, phrenology (http://en.wikipedia.org/wiki/Phrenology) has more scientific reasoning behind it than effing Radon.

Hell, the mold that exists in most homes in humid Missouri is more of a health hazard than effing Radon.

[Hoosier]

I had radon issues in my house. It was a new build, and the readings were 11x higher than EPA recommended, both with a small unit I purchased and slightly higher reads from an overnight test by a professional.

There was some free local government grant service that sends someone out who tells you what to install to fix it.

My house had a perimeter drain system around the foundation, so I attached the blower to it. It was about two weekends worth of work to plumb in the large PVC pipe and attach the blower to the outside of the house. My readings now are 1.6pC/L which is about half the EPA number.

I work from home in my basement, so I figure it's better to sort it out now than have to sort it out before I sell the house. I wouldn't be concerned about it if the mitigation works and the readings are low you're fine.

H.

[XDMan]

The last two houses we've been in have had mitigation systems. The last one was new construction purchased a year ago. Inspection showed higher than EPA acceptable levels and the builder put in the system. Very common and expected in Colorado. And because of varying rock and soil conditions you may "need" one and your neighbor won't. It's pretty much luck of the draw...

Having the mitigation system certainly doesn't hurt anything and will make selling the house much easier.

Leo

[Zundfolge]

Having the mitigation system certainly doesn't hurt anything...
Having is probably nice, but BUYING one when you sell is going to be a deal breaker for me (especially when the Obamacare 3.8% sales tax on home sales goes in next year).

[Zombie Steve]

The 3.8% sales tax (as you put it) is only on monies over the capital gains threshold. I'm not a fan of it at all, but it's not as much as some make it out to be.

You know anyone pulling in capital gains in this market? [ROFL2]

[Zombie Steve]

RADON is a junk science scam.

Seriously, unless you're a Uranium Miner you are NEVER going to be exposed to enough Radon to harm you.

As Richard K said, "acceptable levels" in Canada are 2 to 3 times higher than the US and "acceptable levels" in Sweden (a nation known for falling for all sorts of junk science BS) is something like 10 times the US.

The "acceptable level" rating by the EPA is a number that they pulled out of a hat and has zero connection to any sort of science, reason or facts.

The downside is that enough people buy this BS so if you're selling a house and someone wants a Radon test you'll have to get one ... and if the levels are too high you'll be forced to put it on the property condition report and spend the money on mitigation (which I understand runs in the $2000-$2500 range).

Seriously, phrenology (http://en.wikipedia.org/wiki/Phrenology) has more scientific reasoning behind it than effing Radon.

Hell, the mold that exists in most homes in humid Missouri is more of a health hazard than effing Radon.


You pretty much summed it up.

Unfortunately, the more a buyer reads, the more freaked out they get. I've had people threaten to walk on a deal for 4.5. Really.

Some systems can be had for as little as $600. Most wind up being around a thousand.

[Not_A_Llama]

The EPA threshold levels are very very conservative. In addition, if you live in your house to any extent, you're diluting the levels significantly.

Use it to your advantage to leverage out concessions, but I wouldn't personally be concerned.

[SideShow Bob]

The home is a new build. No crack on the foundation or basement floor. It is located in Weld county. I read that radon is fairly common findings in homes in the Denver area. So it looks like northern CO seems to have more of this than the southern part of the state.

I just scanned the other posts, so sorry if someone already covered this.
If your home is a new build or less than 10 years, you shouldn't have a higher than allowed EPA limits. Either have the seller fix this to EPA regs or turn down the house.
My house is 5 years old and is built with a crawl space under the basement floor and is power ventilated to remove RADON build up and excess humidity.
If your new build does not meet the EPA standards, there is a problem.

[Aloha_Shooter]

My house tested positive for high levels of radon so purchase was put on hold a few days while the seller got someone in to install a mitigation system. The mitigation includes tests after installation to prove it worked -- levels were 0.

Radon is relatively heavy so all the mitigation system does is collect air at the bottom of the house (basement) and pump it outside. No worries!

[rockhound]

radon will kill real estate deals. we always recommend you test for it because we are required. 20 years ago we just had to have you sign that you understand that the radon exists and it could be in your home,

lead based paint was the same way, now lead based paint in your home requires that you perform all repair work to epa standards and the fines are huge if you can't certify that the work was done to EPA standards or that the area worked on did not have lead based paint.

blah blah blah, we handle all of our deals properly, but my honest opinion is it will make it harder to sell older homes that might have lead based paint and if you have radon your should have your home mitigated to avoid the hassle later.

I am in the real estate business, i was also a contractor for 15 years, at the age of 42 i do not now nor have i ever known anyone that had lung cancer or any other ailment from radon, i will be willing to bet that no one on this board can say they know someone who has been harmed by radon.

again, have it mitigated properly to avoid the hassle of doing later especially if you are getting it done at their cost.

it is not a reason to walk away from a deal. the next home may have even more radon

the US level are tens times more strict than the allowable levels in europe and elsewhere, they allow level near 40 in europe.

there are large homes in summit county that have no radon naturally, they have brought in so much granite for flooring and countertops that they now have radon.

you will not escape it, just put in the fans and be done with it. your levels will be legally acceptable and you can advertise that has been handled when you go to sell.

[Hoosier]

the US level are tens times more strict than the allowable levels in europe and elsewhere, they allow level near 40 in europe.

I got a reading of 47pC/L in my office. :/ After the mitigation system, it's 1.6pC/L. US standards are based on ~4pC/L being what you receive at ground level (when there is no wind) in an open field of the clays or shale or whatever rock this type of radon is produced in.

Also note that the stuff only has like a two day half life, so once the mitigation system is in the levels will drop rapidly. As others said, have the current home owner pay to install the mitigation system, and then just treat it as another system in your house that requires very light maintenance. I just check to see that the needle hasn't moved, and the radon alarm isn't going off

H.