Radon is a natural radioactive gas that comes from uranium in soil and rock. You cannot see it, smell it or taste it, and it can build up inside a home, especially in basements and lower floors. The EPA and the U.S. Surgeon General warn that long-term exposure to radon raises the risk of lung cancer, and the EPA lists it as a leading cause of lung cancer after smoking.
Radon has been found in homes all over Utah, in every kind of neighbourhood and in new homes as well as old ones. Two houses next door to each other can test very differently. The only way to know is to test.
How testing works
Short-term tests are small kits that sit in the lowest lived-in level of the home for a few days, with windows and doors kept closed as much as possible. The kit then goes to a lab for results. Long-term tests stay in place for three months or more and give a better picture of the average level over the year.
The Utah Department of Environmental Quality runs a radon program with information about testing and, from time to time, low-cost test kits. Professional radon testers use electronic monitors that log the level every hour.
Reading the result
Radon is measured in picocuries per litre of air, written pCi/L. The EPA recommends fixing a home when the level is 4 pCi/L or higher, and suggests considering a fix between 2 and 4 pCi/L. No level is known to carry no risk at all, so lower is better.
How a home is fixed
The usual fix is called sub-slab depressurisation. A pipe runs from beneath the basement floor or crawl space up and out of the home, and a quiet fan draws the gas from under the house and vents it outside above the roofline. Sealing cracks helps, but on its own is rarely enough. After the system is installed, the home is tested again to confirm the level has come down.
The work is done by radon mitigation contractors. Ask whether they are certified, and ask for a follow-up test as part of the job.
Radon when you buy or sell
When you buy, a radon test can be done during the due diligence period of the Utah purchase contract, alongside the home inspection. If the result is high, buyers often ask the seller to install a system or to adjust the price.
When you sell, testing ahead of time removes a surprise from the middle of your sale. If your home already has a system, keep the paperwork and recent test results handy to share with buyers.
Questions?
We can point you to radon testers and mitigation companies our clients have used, and explain how a test fits into your purchase or sale timeline. Contact The Luxury Agency with any questions.
