Dealing with radon
April 5, 2006 1:52 PM Subscribe
So I'm selling my house, it's under contract, and the inspector for the buyers has come back with radon test results over the EPA-recommended limit. What to do?
The tests (run over a 48-hour period, windows kept shut) came back at 18 in the basement and 12 in the first-floor master bedroom. The EPA-recommended limit is 4. (That's picocuries per liter.) There's a full basement with concrete floor and walls built in two stages, 1949 and 1965 or so. The older part has a few cracks not structurally significant but big enough to stick a coin in. The Realtor mentions a guestimated remediation cost of $1700 but "it depends." I realize I need to take care of this, but I'm wondering about advisability of a retest, a test for a longer period, sealing up the cracks and then retestings, or other staged approaches. Or should I just bite the bullte? Any thoughts appreciated.
The tests (run over a 48-hour period, windows kept shut) came back at 18 in the basement and 12 in the first-floor master bedroom. The EPA-recommended limit is 4. (That's picocuries per liter.) There's a full basement with concrete floor and walls built in two stages, 1949 and 1965 or so. The older part has a few cracks not structurally significant but big enough to stick a coin in. The Realtor mentions a guestimated remediation cost of $1700 but "it depends." I realize I need to take care of this, but I'm wondering about advisability of a retest, a test for a longer period, sealing up the cracks and then retestings, or other staged approaches. Or should I just bite the bullte? Any thoughts appreciated.
Are you in the Attorney Review period of things at this point then? Do you have an Attorney?
I would consult with him/her. Any possibility of negligence on your part here could have serious ramifications. Talk to your Attorney.
posted by twiggy at 2:20 PM on April 5, 2006
I would consult with him/her. Any possibility of negligence on your part here could have serious ramifications. Talk to your Attorney.
posted by twiggy at 2:20 PM on April 5, 2006
Response by poster: I do have an attorney and plan to discuss. Negligence it seems to me would be an issue only if I knew there was a radon issue and failed to disclose it. I did not have a responsibility to test for radon before putting the house on the market, and I didn't cause the radon or conceal it.
posted by beagle at 2:33 PM on April 5, 2006
posted by beagle at 2:33 PM on April 5, 2006
Sealing up the cracks is the wrong approach - the radon is produced inside, not outside. Remediation will likely involve installation of a fan that vents basement air to the outside.
posted by ikkyu2 at 4:26 PM on April 5, 2006
posted by ikkyu2 at 4:26 PM on April 5, 2006
From the EPA site:
Actually, it sounds a lot like a weeping tile, except with air instead of water..
posted by Chuckles at 4:55 PM on April 5, 2006
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.So, radon comes into your house from the ground. Remediation involves venting air from below the basement (literally sucked through the earth).
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 space. 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.
Actually, it sounds a lot like a weeping tile, except with air instead of water..
posted by Chuckles at 4:55 PM on April 5, 2006
Best answer: You say, "I realize I need to take care of this," but it's possible that you don't actually have to. Your attorney will tell you if you can just tell your buyer that you still think the agreed-upon price is fair and they can take it or leave it. But you probably meant that you're going to have to either fix it or make concessions, and I'd agree with that.
You can call the inspector and ask about it. Find out what he's basing his estimate on. Ask what measures would actually fix the problem. You might find out something useful or maybe not -- no harm in asking. If it's an exhaust fan, that's a pretty cheap solution. Once you know what the actual work should be, you might be able to get a lower estimate for remediation. (On the other hand, they might be able to find a higher one.)
My advice, based on buying and selling a few homes along the way: unless the repair is very straightforward, beware of having it done while you own the house. If any complications could arise or if there's a chance you'd still end up with an unacceptable test, see if they'll just take money. Some buyers are strapped for cash right after closing, and they might like to be given actual folding money. Other people might be satisfied to have the amount knocked off the price. Also, they ought to want to be in control of improving the air in the house they're going to be living in.
Another suggestion: ask yourself, "If they had offered $1700 less, would I have accepted their offer?" If the answer is yes and if they have no other contingencies, then hand over the money in a way that makes you look like a good, reasonable person.
posted by wryly at 6:07 PM on April 5, 2006
You can call the inspector and ask about it. Find out what he's basing his estimate on. Ask what measures would actually fix the problem. You might find out something useful or maybe not -- no harm in asking. If it's an exhaust fan, that's a pretty cheap solution. Once you know what the actual work should be, you might be able to get a lower estimate for remediation. (On the other hand, they might be able to find a higher one.)
My advice, based on buying and selling a few homes along the way: unless the repair is very straightforward, beware of having it done while you own the house. If any complications could arise or if there's a chance you'd still end up with an unacceptable test, see if they'll just take money. Some buyers are strapped for cash right after closing, and they might like to be given actual folding money. Other people might be satisfied to have the amount knocked off the price. Also, they ought to want to be in control of improving the air in the house they're going to be living in.
Another suggestion: ask yourself, "If they had offered $1700 less, would I have accepted their offer?" If the answer is yes and if they have no other contingencies, then hand over the money in a way that makes you look like a good, reasonable person.
posted by wryly at 6:07 PM on April 5, 2006
ikkyu2 writes "the radon is produced inside, not outside. Remediation will likely involve installation of a fan that vents basement air to the outside"
Radon comes from radioactives in the soil breaking down, the gas created then leaks into basements where can accumulate.
Chuckles writes "Actually, it sounds a lot like a weeping tile, except with air instead of water"
There are several weeping tile systems that are designed to mitigate Radon at the same time. Cheap insurance when you are building a house if you live somewhere with a Radon problem. Also you can test for radon before you start digging a basement in a similiar way to percolation tests for septic systems.
posted by Mitheral at 6:58 PM on April 5, 2006
Radon comes from radioactives in the soil breaking down, the gas created then leaks into basements where can accumulate.
Chuckles writes "Actually, it sounds a lot like a weeping tile, except with air instead of water"
There are several weeping tile systems that are designed to mitigate Radon at the same time. Cheap insurance when you are building a house if you live somewhere with a Radon problem. Also you can test for radon before you start digging a basement in a similiar way to percolation tests for septic systems.
posted by Mitheral at 6:58 PM on April 5, 2006
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posted by SpecialK at 2:00 PM on April 5, 2006