Hinsperger Inspection Services Ltd

RADON

Radon Is a Cancer-Causing, Radioactive Gas

You cannot see, smell, or taste radon but it still may be a problem in your home. When you breathe air containing radon, you increase your risk of getting lung cancer. In fact, the Surgeon General of the United States has warned that radon is the second leading cause of lung cancer in the United States today. If you smoke and your home has high radon levels, your risk of lung cancer is especially high.

Unfortunately, Radon awareness in Canada is much lower than that of the United States. In fact, much of the research and statistics about radon has not come from the Federal Government but from the province of Manitoba which has limited funds allocated to perform more detailed research. Thus, much of the data presented here comes from the US data which is more detailed than that of Canada. Hinsperger Inspection Services Ltd is attempting to bring greater radon awareness to Canada.

EPA estimates that radon causes thousands of cancer deaths in the U.S. each year.

* Radon is estimated to cause about 21,000 lung cancer deaths per year.

The numbers of deaths from other causes are taken from the Centers for Disease Control and Prevention's 1999-2001 National Center for Injury Prevention and Control Report and 2002 National Safety Council Reports

You Should Test for Radon

Testing is the only way to find out your home's radon levels.

You Can Fix a Radon Problem

If you find that you have high radon levels, there are ways to fix a radon problem. Even very high levels can be reduced to acceptable levels.

1. Why Do You Need to Test for Radon?

a. Radon Has Been Found In Homes All Over the U.S. and Canada

Radon is a radioactive gas that has been found in homes all over the United States and Canada. It comes from the natural breakdown of uranium in soil, rock and water and gets into the air you breathe. Radon typically moves up through the ground to the air above and into your home through cracks and other holes in the foundation. Radon can also enter your home through well water. Your home can trap radon inside.

Any home can have a radon problem. This means new and old homes, well-sealed and drafty homes, and homes with or without basements. In fact, you and your family are most likely to get your greatest radiation exposure at home. That is where you spend most of your time.

Nearly 1 out of every 15 homes is estimated to have an radon level of 4 pCi/L or more.

b. EPA and the Surgeon General Recommend That You Test Your Home

Testing is the only way to know if you and your family are at risk from radon. EPA and the Surgeon General recommend testing all homes below the third floor for radon.

You cannot predict radon levels based on province, local, and neighbourhood radon measurements. Do not rely on radon test results taken in other homes in the neighbourhood to estimate the radon level in your home. Homes which are next to each other can have different radon levels. Testing is the only way to find out what your home's radon level is.

U.S. Surgeon General Health Advisory

"Indoor radon gas is the second-leading cause of lung cancer in the United States and breathing it over prolonged periods can present a significant health risk to families all over the country. It's important to know that this threat is completely preventable. Radon can be detected with a simple test and fixed through well-established venting techniques." January 2005

2. I'm Buying or Building a New Home. How Can I Protect My Family?

a. Why Should I Buy a Radon-Resistant Home?

Radon-resistant techniques work. When installed properly and completely, these simple and inexpensive passive techniques can help to reduce radon levels. In addition, installing them at the time of construction makes it easier to reduce radon levels further if the passive techniques don't reduce radon levels below 4 pCi/L. Radon-resistant techniques may also help to lower moisture levels and those of other soil-gases. Radon-resistant techniques:

Make Upgrading Easy: Even if built to be radon-resistant, every new home should be tested for radon after occupancy. If you have a test result of 4 pCi/L or more, a vent fan can easily be added to the passive system to make it an active system and further reduce radon levels.

Are Cost-Effective: Building radon-resistant features into the house during construction is easier and cheaper than fixing a radon problem from scratch later. Let your builder know that radon-resistant features are easy to install using common building materials.

Save Money: When installed properly and completely, radon-resistant techniques can also make your home more energy efficient and help you save on your energy costs.

In a new home, the cost to install passive radon-resistant features during construction is usually between $350 and $500. In some areas, the cost may be as low as $100. A qualified mitigator will charge about $300 to add a vent fan to a passive system, making it an active system and further reducing radon levels. In an existing home, it usually costs between $800 and $2,500 to install a radon mitigation system.

b. What Are Radon-Resistant Features?

Radon-resistant techniques (features) may vary for different foundations and site requirements. If you're having a house built, you can learn about EPA's Model Standards (and architectural drawings) and explain the techniques to your builder. If your new house was built (or will be built) to be radon-resistant, it will include these basic elements:

Gas-Permeable Layer: This layer is placed beneath the slab or flooring system to allow the soil gas to move freely underneath the house. In many cases, the material used is a 4-inch layer of clean gravel. This gas-permeable layer is used only in homes with basement and slab-on-grade foundations; it is not used in homes with crawlspace foundations.
Plastic Sheeting: Plastic sheeting is placed on top of the gas-permeable layer and under the slab to help prevent the soil gas from entering the home. In crawl spaces, the sheeting (with seams sealed) is placed directly over the crawlspace floor.
Sealing and Caulking: All below-grade openings in the foundation and walls are sealed to reduce soil gas entry into the home.
Vent Pipe: A 3- or 4-inch PVC pipe (or other gas-tight pipe) runs from the gas-permeable layer through the house to the roof, to safely vent radon and other soil gases to the outside.
Junction Boxes: An electrical junction box is included in the attic to make the wiring and installation of a vent fan easier. For example, you decide to activate the passive system because your test result showed an elevated radon level (4 pCi/L or more). A separate junction box is placed in the living space to power the vent fan alarm. An alarm is installed along with the vent fan to indicate when the vent fan is not operating properly.

3. How Can I Get Reliable Radon Test Results?

Radon testing is easy and the only way to find out if you have a radon problem in your home. Hinsperger Inspection Services Ltd offer Radon testing affordable rates. Contact us to find out more.

a. Types of Radon Devices

Since you cannot see or smell radon, special equipment is needed to detect it. When you're ready to test your home, you can order a radon test kit by mail from a qualified radon measurement services provider or laboratory. You can also hire a qualified radon tester, very often a home inspector, who will use radon device(s) suitable to your situation. The most common types of radon testing devices are listed below.

Passive Devices

Passive radon testing devices do not need power to function. These include charcoal canisters, alpha-track detectors, charcoal liquid scintillation devices, and electret ion chamber detectors which are available in hardware, drug, and other stores; they can also be ordered by mail or phone. These devices are exposed to the air in the home for a specified period of time and then sent to a laboratory for analysis. Both short-term and long-term passive devices are generally inexpensive. Some of these devices may have features that offer more resistance to test interference or disturbance than other passive devices. Qualified radon testers may use any of these devices to measure the home's radon level.

Active Devices

Active radon testing devices require power to function. These include continuous radon monitors and continuous working level monitors. They continuously measure and record the amount of radon or its decay products in the air. Many of these devices provide a report of this information which can reveal any unusual or abnormal swings in the radon level during the test period. A qualified tester can explain this report to you. In addition, some of these devices are specifically designed to deter and detect test interference. Some technically advanced active devices offer anti-interference features. Although these tests may cost more, they may ensure a more reliable result. Hinsperger Inspection Services Ltd uses active devices for testing radon.

b. Placement of the Devices

Hinsperger Inspection Services Ltd sets up the detection device in the lowest level of the home suitable for occupancy. This means testing in the lowest level (such as a basement), which could be used for living space without renovations. The test should be conducted in a room to be used regularly (like a family room, living room, playroom, den or bedroom); we do not test in a kitchen, bathroom, laundry room or hallway. Usually, the buyer decides where to locate the radon test, based on their expected use of the home.

c. Length of Time to Test

There Are Two General Ways To Test Your Home for Radon:

Because radon levels vary from day to day and season to season, a short-term test is less likely than a long-term test to tell you your year-round average radon level. However, if you need results quickly, a short-term test may be used to decide whether to fix the home.

Short-Term Testing

The quickest way to test is with short-term tests. Short-term tests remain in your home for a minimum of three (3) days.

Long-Term Testing

Long-term tests remain in your home for more than 90 days. A long-term test will give you a reading that is more likely to tell you your home's year-round average radon level than a short-term test. If time permits (more than 90 days) long-term tests can be used to confirm initial short-term results.

d. Using Testing Devices Properly for Reliable Results

When you are having a test done, close windows and doors and keep them closed, except for normal entry and exit. If you are taking a short-term test lasting less than four days, be sure to:

Close your windows and outside doors at least 12 hours before beginning the test;
Do not conduct short-term tests lasting less than four days during severe storms or periods of high winds;
Follow the testing instructions and record the start time and date;
Place the test device at least 20 inches above the floor in a location where it will not be disturbed and where it will be away from drafts, high heat, high humidity, and exterior walls;
Leave the test kit in place for as long as the test instructions say; and
Once you have finished the test, record the stop time and date, reseal the package and return it immediately to the lab specified on the package for analysis.

4. Interpreting Radon Test Results

The average indoor radon level is estimated to be about 1.3 pCi/L; roughly 0.4 pCi/L of radon is normally found in the outside air. The U.S. Congress has set a long-term goal that indoor radon levels be no more than outdoor levels. While this goal is not yet technologically achievable for all homes, radon levels in many homes can be reduced to 2 pCi/L or below.

Sometimes short-term tests are less definitive about whether the home is at or above 4 pCi/L; particularly when the results are close to 4 pCi/L. For example, if the average of two short-term tests is 4.1 pCi/L, there is about a 50% chance that the year-round average is somewhat below 4 pCi/L.

However, EPA believes that any radon exposure carries some risk; no level of radon is safe. Even radon levels below 4 pCi/L pose some risk. You can reduce your risk of lung cancer by lowering your radon level.

As with other environmental pollutants, there is some uncertainty about the magnitude of radon health risks. However, we know more about radon risks than risks from most other cancer-causing substances. This is because estimates of radon risks are based on data from human studies (underground miners). Additional studies on more typical populations are underway.

Your radon measurement will give you an idea of your risk of getting lung cancer from radon. Your chances of getting lung cancer from radon depend mostly on:

Your home's radon level;
The amount of time you spend in your home; and
Whether you are a smoker or have ever smoked.

Smoking combined with radon is an especially serious health risk. If you smoke or are a former smoker, the presence of radon greatly increases your risk of lung cancer. If you stop smoking now and lower the radon level in your house, you will reduce your lung cancer risk.

Based on information contained in the National Academy of Sciences 1998 report, The Health Effects of Exposure to Indoor Radon, your radon risk may be somewhat higher than shown; especially if you have never smoked. It's never too late to reduce your risk to lung cancer. Don't wait to test and fix a radon problem. If you are a smoker, stop smoking.

Go to the Radon Risk Comparison Charts

5. What Should I Do If the Radon Level is High?

a. High Radon Levels Can Be Reduced

EPA recommends that you take action to reduce your home's indoor radon levels if your radon test result is 4 pCi/L or higher. It is better to correct a radon problem before placing your home on the market because then you have more time to address a radon problem.

If elevated levels are found during the real estate transaction, the buyer and seller should discuss the timing and costs of the radon reduction. The cost of making repairs to reduce radon levels depends on how your home was built and other factors. Most homes can be fixed for about the same cost as other common home repairs, like painting or having a new hot water heater installed. The average cost for a contractor to lower radon levels in a home can range from $800 to about $2,500.

b. How To Lower The Radon Level In Your Home

A variety of methods can be used to reduce radon in homes. Sealing cracks and other openings in the foundation is a basic part of most approaches to radon reduction. EPA does not recommend the use of sealing alone to limit radon entry. Sealing alone has not been shown to lower radon levels significantly or consistently.

In most cases, a system with a vent pipe(s) and fan(s) is used to reduce radon. These "sub-slab depressurization" systems do not require major changes to your home. Similar systems can also be installed in homes with crawl spaces. These systems prevent radon gas from entering the home from below the concrete floor and from outside the foundation. Radon mitigation contractors may use other methods that may also work in your home. The right system depends on the design of your home and other factors.

Radon and home renovations

If you are planning any major renovations, such as converting an unfinished basement area into living space, it is especially important to test the area for radon before you begin.

If your test results indicate an elevated radon level, radon-resistant techniques can be inexpensively included as part of the renovation. Major renovations can change the level of radon in any home. Test again after the work is completed.

You should also test your home again after it is fixed to be sure that radon levels have been reduced. If your living patterns change and you begin occupying a lower level of your home (such as a basement) you should retest your home on that level. In addition, it is a good idea to retest your home sometime in the future to be sure radon levels remain low.

c. Selecting a Radon-Reduction (Mitigation) Contractor

Select a qualified radon-reduction contractor to reduce the radon levels in your home.

We recommend that the mitigation contractor review the radon measurement results before beginning any radon-reduction work. Test again after the radon mitigation work has been completed to confirm that previous elevated levels have been reduced.

d. What Can a Qualified Radon-Reduction Contractor Do for You?

A qualified radon-reduction (mitigation) contractor should be able to:

Review testing guidelines and measurement results, and determine if additional measurements are needed;

Evaluate the radon problem and provide you with a detailed, written proposal on how radon levels will be lowered;

Design a radon-reduction system;

Make sure the finished system effectively reduces radon levels to acceptable levels.

Choose a radon mitigation contractor to fix your radon problem just as you would for any other home repair. You may want to get more than one estimate, ask for and check their references. Make sure the person you hire is qualified to install a mitigation system. Some states regulate or certify radon mitigation services providers.

Be aware that a potential conflict of interest exists if the same person or firm performs the testing and installs the mitigation system. Some states may require the homeowner to sign a waiver in such cases. Contact your state radon office for more information.

6. Radon in Water

The radon in your home's indoor air can come from two sources, the soil or your water supply. Compared to radon entering your home through water, radon entering your home through soil is a much larger risk. If you've tested for radon in air and have elevated radon levels and your water comes from a private well, have your water tested. The devices and procedures for testing your home's water supply are different from those used for measuring radon in air.

The radon in your water supply poses an inhalation risk and an ingestion risk. Research has shown that your risk of lung cancer from breathing radon in air is much larger than your risk of stomach cancer from swallowing water with radon in it. Most of your risk from radon in water comes from radon released into the air when water is used for showering and other household purposes.

Radon in your home's water in not usually a problem when its source is surface water. A radon in water problem is more likely when its source is ground water, e.g., a private well or a public water supply system that uses ground water. Some public water systems treat their water to reduce radon levels before it is delivered to your home. If you are concerned that radon may be entering your home through the water and your water comes from a public water supply, contact your water supplier.

If you've tested your private well and have a radon in water problem, it can be fixed. Your home's water supply can be treated in one of two ways. Point-of-entry treatment can effectively remove radon from the water before it enters your home. Point-of-entry treatment usually employs either granular activated carbon (GAC) filters or aeration devices. While GAC filters usually cost less than aeration devices, filters can collect radioactivity and may require a special method of disposal. Point-of-use treatment devices remove radon from your water at the tap, but only treat a small portion of the water you use, e.g., the water you drink. Point-of-use devices are not effective in reducing the risk from breathing radon released into the air from all water used in the home.