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Radon Testing in Homes: Everything You Need to Know

Radon Testing in Homes: Everything You Need to Know

Introduction

Radon is a colorless, odorless, and tasteless radioactive gas which occurs naturally in the earth’s soil and rocks. Exposure to high levels of radon can cause serious health problems, including lung cancer. As a result, it’s important for homeowners to test their homes for radon and take appropriate action if high levels are detected. 

In this article, we will provide you with everything you need to know about radon testing in homes, including where radon is most common, how to test for radon in your home, what to do if your home has high radon levels, and whether you should walk away from a house with radon. By the end of this article, you will have the knowledge you need to ensure your home is safe and healthy for you and your family.

Where is Radon Most Common?

Radon is a naturally occurring gas which can be found all over the United States. However, some areas are more prone to high radon levels than others. The Environmental Protection Agency (EPA) has developed a map of average radon levels by county, which can give you an idea of the likelihood of high radon levels in your area. 

The EPA has identified several “Radon Zones” throughout the United States, where homes are more likely to have elevated levels of radon. These zones are based on data collected from radon tests performed in homes throughout the country, and are divided into three categories: Zone 1, Zone 2, and Zone 3.

  • Zone 1: This zone has the highest potential for elevated radon levels, with an average indoor radon screening level greater than 4 pCi/L. This zone includes counties in states such as Pennsylvania, Maryland, Virginia, and several others.
  • Zone 2: This zone has a moderate potential for elevated radon levels, with an average indoor radon screening level between 2 and 4 pCi/L. This zone includes counties in states such as New York, Illinois, and several others.
  • Zone 3: This zone has the lowest potential for elevated radon levels, with an average indoor radon screening level less than 2 pCi/L. This zone includes counties in states such as Arizona, California, and several others.

It’s important to note, just because a home is located in a Zone 3 area does not mean it is completely safe from radon exposure. Radon levels can vary from home to home, even within the same neighborhood. It’s always best to have a radon test performed in any home you’re considering buying, regardless of its location. Here is a link to the map on the EPA’s website or you can contact your state radon office.

How to Test for Radon in Your Home

There are three main ways to test your home for radon: hiring a home inspector, a certified radon measurement professional or using a do-it-yourself radon testing kit.

If you choose to hire a professional, be sure to select someone who is certified by either the National Radon Proficiency Program or the National Radon Safety Board. These certifications ensure that the individual has the knowledge and experience necessary to accurately measure radon levels in your home.

If you prefer to test your home on your own, radon testing kits are available for purchase at most hardware stores or online. When selecting a kit, be sure to choose one that is approved by the EPA and includes both short-term and long-term testing options. Short-term tests typically take between two and seven days, while long-term tests can last up to 90 days. We recommend AccuStar as a great resource for DIY kits.

Regardless of the testing method you choose, be sure to follow the instructions carefully to ensure accurate results. You should also test your home for radon on a regular basis, especially if you have made changes to your home’s heating or ventilation systems, or if you have experienced structural changes such as a new addition to your home.

What to Do if Your Home Has High Radon Levels

If your home has high radon levels, there are several options available to you to reduce your exposure to this harmful gas. The most common approach is to install a radon mitigation system, which typically consists of a ventilation system which draws radon out of your home and vents it outside.

The cost of a radon mitigation system can vary depending on the size of your home, the complexity of the system, and other factors. However, in general, the cost of mitigation ranges from a few hundred to a few thousand dollars. While this may seem like a significant expense, it’s important to remember radon exposure can have serious health consequences, so the cost of mitigation is a small price to pay for your health and safety.

If you are in the process of buying a home and the radon test results come back high, you may be able to negotiate with the seller to either install a mitigation system or reduce the price of the home to cover the cost of installation.

It’s important to note not all homes with high radon levels need to have a mitigation system installed. In some cases, simple changes such as sealing foundation cracks or improving ventilation can be enough to reduce radon levels to safe levels. It’s always best to consult with a certified radon professional to determine the best course of action for your specific situation.

Should I Walk Away from a House with Radon?

If you’ve had a radon test performed on a home you’re considering buying and the results come back with high radon levels, you may be wondering if you should walk away from the sale. The answer to this question depends on several factors, including the level of radon, the cost of mitigation, and your personal risk tolerance.

First, it’s important to understand, no level of radon is completely safe. The EPA recommends taking action to reduce radon levels in your home if they are at or above 4.0 pCi/L (picocuries per liter). However, even levels below this threshold can still pose some risk.

If the radon levels in the home you’re considering are above the recommended threshold, you should consider the cost of mitigation. As mentioned earlier, the cost of mitigation can vary, but in general, it can range from a few hundred to a few thousand dollars. If the cost of mitigation is more than you’re willing to pay, or if the seller is unwilling to negotiate on the price of the home to cover the cost of mitigation, it may be best to walk away from the sale.

However, if you’re willing to invest in radon mitigation, it’s important to understand this process can be very effective in reducing radon levels to safe levels. With the installation of a mitigation system, you can significantly reduce your exposure to radon and enjoy a healthy, safe home.

Ultimately, the decision to walk away from a home with radon levels above the recommended threshold is a personal one which depends on a variety of factors. It’s always best to consult with a certified radon professional to discuss your options and determine the best course of action for your specific situation.

Conclusion

Radon is a serious health risk and should not be overlooked when buying a home. It’s important to have a radon test performed in any home you’re considering buying, regardless of its location. If high levels of radon are found, it’s important to take action to reduce your exposure to this radioactive gas.

If you’re buying a home, consider hiring a professional home inspector to perform a thorough inspection, including a radon test. A professional home inspector can also identify other potential safety hazards in the home, such as electrical or plumbing issues.

In addition to hiring a professional home inspector, it’s important to educate yourself about the risks of radon and how to protect yourself and your family. This includes learning about the symptoms of radon exposure, such as coughing, shortness of breath, and chest pain, and knowing when to seek medical attention.

By taking these steps, you can make an informed decision when buying a home and ensure you and your family are protected from the potential dangers of radon. Remember, a safe and healthy home is a happy home.

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10 Easy Ways to Save $ & Energy in Your Home

Happy Wednesday!

Did you know that Bryan is a licensed home inspector?  Home inspections can be done at any time, not just for when you are considering buying a home.  If you are a current home owner, you might want to consider getting a home inspection so you can stay on top of things in your home.  Pre inspections are also a good idea if you’re considering selling your home.

As the leaves are changing here in New England, and as the days start to get cooler here are a few tips & tricks to save money and energy in your home.

 

*Tips & tricks courtesy of Internachi*

 

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Mold Blog Part 3

MOLD Series PART 3: The Final Chapter

This is the last of our MOLD series and we hope you’ve learned a thing or two!

Testing or Sampling for Mold

Is sampling for mold needed?  In most cases if visible mold growth is present, sampling is unnecessary.  Since no EPA or other federal limits have been set for mold or mold spores, sampling cannot be used to check a building’s compliance with federal mold standards.  Surface sampling may be useful to determine if an area has been adequately cleaned or remediated.  Sampling for mold should be conducted by professionals who have specific experience in designing  mold sampling protocols, sampling methods, and interpreting results.  Sample analysis should follow analytical methods recommended by the American Industrial Hygiene Association (AIHA), the American Conference of Governmental Industrial Hygienists (ACGIH), or other professional organizations.

Suspicion of Hidden Mold 

You may suspect hidden mold if a building smells moldy but you cannot see the source, or if you know there has been water damage and residents are reporting health problems. Mold may be hidden in places such as the backside of dry wall, wallpaper or paneling, the top-side of ceiling tiles, or the underside of carpets and pads, etc. Other possible locations of hidden mold include areas inside walls around pipes (with leaking or condensing pipes), the surface of walls behind furniture (where condensation forms), inside ductwork, and in roof materials above ceiling tiles (due to roof leaks or insufficient insulation).

Investigating Hidden Mold Problems 

Investigating hidden mold problems may be difficult and will require caution when the investigation involves disturbing potential sites of mold growth. For example, removal of wallpaper can lead to a massive release of spores if there is mold growing on the underside of the paper. If you believe that you may have a hidden mold problem, consider hiring an experienced professional.

Cleanup and Biocides 
 
Biocides are substances that can destroy living organisms. The use of a chemical or biocide that kills organisms such as mold (chlorine bleach, for example) is not recommended as a routine practice during mold cleanup. There may be instances, however, when professional judgment may indicate its use (for example, when immune-compromised individuals are present). In most cases, it is not possible or desirable to sterilize an area; a background level of mold spores will remain, and these spores will not grow if the moisture problem has been resolved. If you choose to use disinfectants or biocides, always ventilate the area and exhaust the air to the outdoors. Never mix chlorine bleach with other cleaning solutions or detergents that contain ammonia because toxic fumes could be produced.

*Please note: Dead mold may still cause allergic reactions in some people, so it is not enough to simply kill the mold; it must also be removed.*
 
Ten Things You Should Know About Mold

1.  Potential health effects and symptoms associated with mold exposure include allergic reactions, asthma, and other respiratory complaints.

2.  There is no practical way to eliminate all mold and mold spores in the indoor environment; the way to control indoor mold growth is to control moisture.

3.  If mold is a problem in your home, you must clean up the mold and eliminate sources of moisture.

4.  Fix the source of the water problem or leak to prevent mold growth.

5.  Reduce indoor humidity (to 30% to 60%) to decrease mold growth by:
a. venting bathrooms, dryers, and other moisture-generating sources to the outside;
b. using air conditioners and de-humidifiers;
c. increasing ventilation; and
d. using exhaust fans whenever cooking, dishwashing, and cleaning.
6.  Clean and dry any damp or wet building materials and furnishings within 24-48 hours to prevent mold growth.

7.  Clean mold off hard surfaces with water and detergent, and dry completely. Absorbent materials that are moldy (such as carpeting and ceiling tiles) may need to be replaced.

8.  Prevent condensation.  Reduce the potential for condensation on cold surfaces (i.e., windows, piping, exterior walls, roof and floors) by adding insulation.

9.  In areas where there is a perpetual moisture problem, do not install carpeting.

10.  Molds can be found almost anywhere; they can grow on virtually any substance, provided moisture is present. There are molds that can grow on wood, paper, carpet, and foods.
Congrats! You’ve successfully completed reading all three parts to our MOLD! series.  We hope this information helped you!  Have a great weekend!

*MOLD blog courtesy of www.Internachi.com*

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Mold Blog Part 2

MOLD! Part Deux

Contain your excitement! This is the second part of our MOLD series so get a comfy seat, a cup of coffee and take some notes.

How do I get rid of mold?

It is impossible to get rid of all mold and mold spores indoors.  Some mold spores will be found floating through the air and in house dust. Mold spores will not grow if moisture is not present.  Indoor mold growth can and should be prevented or controlled by controlling moisture indoors. If there is mold growth in your home, you must clean up the mold and fix the water problem. If you clean up the mold but don’t fix the water problem, then, most likely, the mold problem will recur.

Who should do the cleanup?

This depends on a number of factors.  One consideration is the size of the mold problem.  If the moldy area is less than about 10 square feet (less than roughly a 3-foot by 3-foot patch), in most cases, you can handle the job yourself, following the guidelines below.
• If there has been a lot of water damage, and/or mold growth covers more than 10 square feet, consult with an InterNACHI inspector.
• If you choose to hire a contractor (or other professional service provider) to do the cleanup, make sure the contractor has experience cleaning up mold.  Check references and ask the contractor to follow the recommendations of the EPA, the guidelines of the American Conference of Governmental Industrial Hygenists (ACGIH), or other guidelines from professional or government organizations.
• Do not run the HVAC system if you know or suspect that it is contaminated with mold.  This could spread mold throughout the building.
• If the water and/or mold damage was caused by sewage or other contaminated water, then call in a professional who has experience cleaning and fixing buildings damaged by contaminated water.
• If you have health concerns, consult a health professional before starting cleanup.

Tips and Techniques 

The tips and techniques presented in this section will help you clean up your mold problem.  Professional cleaners or remediators may use methods not covered here.  Please note that mold may cause staining and cosmetic damage.  It may not be possible to clean an item so that its original appearance is restored.
• Fix plumbing leaks and other water problems as soon as possible. Dry all items completely.
• Scrub mold off hard surfaces with detergent and water, and dry completely.
• Absorbent or porous materials, such as ceiling tiles and carpet, may have to be thrown away if they become moldy. Mold can grow on or fill in the empty spaces and crevices of porous materials, so the mold may be difficult or impossible to remove completely.
• Avoid exposing yourself or others to mold.
• Do not paint or caulk moldy surfaces.
• Clean up the mold and dry the surfaces before painting. Paint applied over moldy surfaces is likely to peel.  If you are unsure about how to clean an item, or if the item is expensive or of sentimental value, you may wish to consult a specialist. Specialists in furniture repair and restoration, painting and art restoration and conservation, carpet and rug cleaning, water damage, and fire or water restoration are commonly listed in phone books. Be sure to ask for and check references. Look for specialists who are affiliated with professional organizations.

What to Wear When Cleaning Moldy Areas:  

• Avoid breathing in mold or mold spores.  In order to limit your exposure to airborne mold, you may want to wear an N-95 respirator, available at many hardware stores and online (they cost about $12 to $25).  Some N-95 respirators resemble a paper dust mask with a nozzle on the front, and others are made primarily of plastic or rubber and have removable cartridges that trap and prevent most of the mold spores from entering.  In order to be effective, the respirator or mask must fit properly, so carefully follow the instructions supplied with the respirator. Please note that the Occupational Safety and Health Administration (OSHA) requires that respirators fit properly (via fit testing) when used in an occupational setting.
• Wear gloves. Long gloves that extend to the middle of the forearm are recommended.  When working with water and a mild detergent, ordinary household rubber gloves may be used.  If you are using a disinfectant, a biocide such as chlorine bleach, or a strong cleaning solution, you should select gloves made from natural rubber, neoprene, nitrile, polyurethane or PVC.  Avoid touching mold or moldy items with your bare hands.
• Wear goggles.  Goggles that do not have ventilation holes are recommended.  Avoid getting mold or mold spores in your eyes.

How do I know when the remediation or cleanup is finished?
You must have completely fixed the water or moisture problem before the cleanup or remediation can be considered finished, based on the following guidelines:
• You should have completed the mold removal.  Visible mold and moldy odors should not be present.  Please note that mold may cause staining and cosmetic damage.
• You should have revisited the site(s) shortly after cleanup, and it should show no signs of water damage or mold growth.
• People should have been able to occupy or re-occupy the area without health complaints or physical symptoms.
• Ultimately, this is a judgment call; there is no easy answer. If you have concerns or questions, be sure to ask your InterNACHI inspector during your next scheduled inspection.

 Moisture and Mold Prevention and Control Tips

• Moisture control is the key to mold control, so when water leaks or spills occur indoors, ACT QUICKLY.  If wet or damp materials or areas are dried within 24 to 48 hours after a leak or spill happens, in most cases, mold will not grow.
• Clean and repair roof gutters regularly.
• Make sure the ground slopes away from the building’s foundation so that water does not enter or collect around the foundation.
• Keep air-conditioning drip pans clean and the drain lines unobstructed and flowing properly.
• Keep indoor humidity low.  If possible, keep indoor humidity below 60% relative humidity (ideally, between 30% to 50%).  Relative humidity can be measured with a moisture or humidity meter, which is a small, inexpensive instrument (from $10 to $50) that is available at many hardware stores.
• If you see condensation or moisture collecting on windows, walls or pipes, ACT QUICKLY to dry the wet surface and reduce the moisture/water source.  Condensation can be a sign of high humidity.
Actions that will help to reduce humidity:
• Vent appliances that produce moisture, such as clothes dryers, stoves, and kerosene heaters, to the outdoors, where possible.  (Combustion appliances, such as stoves and kerosene heaters, produce water vapor and will increase the humidity unless vented to the outside.)
• Use air conditioners and/or de-humidifiers when needed.
• Run the bathroom fan or open the window when showering.  Use exhaust fans or open windows whenever cooking, running the dishwasher or dishwashing, etc.
Actions that will help prevent condensation:
• Reduce the humidity (see above).
• Increase ventilation and air movement by opening doors and/or windows, when practical.  Use fans as needed.
• Cover cold surfaces, such as cold water pipes, with insulation.
• Increase air temperature.

 

You did it!  Lots of great pertinent info in here.  Part 3, the final chapter is coming soon!

 

*MOLD blog courtesy of www.internachi.com*

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Mold Blog Part 1

MOLD! Series

Hey Scopers!  We are starting a 4 part series on MOLD today.  I know, I know, not the most pleasant of subjects but it’s info that everyone needs to know!!  If at any point you have questions please free to email us and we can help you out.  Or if you want to schedule a home inspection with us or thermal imaging scan of your house/business we would be happy to help!

MOLD PART ONE (please contain your excitement!)

Mold Basics 
• The key to mold control is moisture control.
• If mold is a problem in your home, you should clean up the mold promptly and fix the water problem.
• It is important to dry water-damaged areas and items within 24 to 48 hours to prevent mold growth.

Why is mold growing in my home?
Molds are part of the natural environment.  Outdoors, molds play a part in nature by breaking down dead organic matter (such as fallen leaves and dead trees).  But indoors, mold growth should be avoided.  Molds reproduce by means of tiny spores; the spores are invisible to the naked eye and float through outdoor and indoor air.  Mold may begin growing indoors when mold spores land on surfaces that are wet.  There are many types of mold, and none of them will grow without water or moisture.

Mold and health?
Molds are usually not a problem indoors, unless mold spores land on a wet or damp spot and begin growing.  Molds have the potential to cause health problems.  Molds produce allergens (substances that can cause allergic reactions), irritants and, in some cases, potentially toxic substances (mycotoxins).  Inhaling or touching mold or mold spores may cause allergic reactions in sensitive individuals (Allergic responses include hay fever-type symptoms, such as sneezing, runny nose, red eyes, and skin rash – dermatitis).  Allergic reactions to mold are common and they can be immediate or delayed.  Molds can also cause asthma attacks in people with asthma who are allergic to mold.  In addition, mold exposure can irritate the eyes, skin, nose, throat and lungs of both mold-allergic and non-allergic people.  Symptoms other than the allergic and irritant types are not commonly reported as a result of inhaling mold.  Research on mold and health effects is ongoing.  This blog provides a brief overview; it does not describe all potential health effects related to mold exposure.  (For more detailed information, consult a health professional.  You may also wish to consult your state or local health department.)

If you made it all the way to the end, congrats!! Now get excited for Mold Part 2 coming soon!

*MOLD Blog courtesy of www.internachi.com*