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Radon: Things You Should Know About When Buying A House

A 2017 study revealed that 1 in 8 homes in Calgary have dangerously higher levels of radon. Being exposed to radon for an extended period of time is a major health risk. Radon is present in all air. Outdoor air has lower concentration of radon but the air inside the house specially basements have the tendency to trap radon.

Homes with finished basements are more susceptible to elevated levels of radon. This is why when testing the radium inspectors will always test the basement, provided a basement is present.


In this article we are going to explain what radon is, where it comes from and how to deal with it in real estate terms.


What is Radon?

Radon is a radioactive, colorless & odorless gas that is created by the decomposition of Uranium. Uranium is a naturally occurring element found in rocks and soil.


Health Risks of Radon

Based on extended exposure there is an increased risk of lung cancer. Studies show that radon is the second highest cause of lung cancer after smoking.

Persistent cough, shortness of breath, tightness in chest and difficulty swallowing are the symptoms of exposure to Radon.


How Does Radon Enter a House?

Radon enters where the house is in contact with the ground such as the basement or the ground floor. It enters via cracks in the foundation, slab, crawl spaces or joints etc. Since basements usually don’t have proper ventilation, radon that enters is trapped into the house.

Whether or not a home has a radon problem depends upon the amount of Uranium present in the soil that house is built upon. Testing is the only way to determine presence and amount of radon in a house.

Some areas have it more than the others. According to Statscan Manitoba, Saskatchewan, New Brunswick and parts of British Columbia and Quebec have higher levels of radon than the rest of the country.


Radon Testing


Two types of radon testing are available, Passive testing and Active Testing.

Passive testing is self testing usually done by the property owners where a testing device is placed inside the house at the lowest living level i.e basement or ground floor for a period of 90 days or more to collect data. These devices are then sent to a lab for results. Passive testing takes longer, is cheap and does not require any specialized skills or equipment.


Active testing is done by inspectors trained to perform the test and they have specialized equipment that take the readings a lot quicker. Active testing devices that inspectors use take a minimum of 48 hours of testing. The longer the duration is the better for accurate reading.

Testing conducted in winter offers more accurate reading because the doors and windows remain closed in winter.


How is Radon Measured?

Radon is measured in picocuries per litre (pCi/L) or becquerels per cubic meter (Bq/m3). In Canada the allowable levels of radon are 200 Bq/m3. Levels higher than that have to be mitigated.


Radon Mitigation

In Canada if a house has Radon levels over 200 Bq/m3 a Radon mitigation system needs to be installed. Radon mitigation is a relatively simple system to install and should cost between $2500 to $5000 in Calgary, Alberta.

In simpler terms, a radon mitigation system collects the Radon from the ground the house is built on and exhausts it out into the air with help of a 24 hours running fan and through pipes.


Should I Walk Away From a House That Has Higher Levels of Radon?

Presence of higher than allowed levels of Radon is a major health hazard but it has a simple and inexpensive solution. If a Radon mitigation system is installed, the house is safe to live in.

If you are the home buyer and you discover that the house has more than allowed levels of Radon you can negotiate with the seller for a reduced price or ask them to install a radon mitigation system.



Does The Presence of Radon Reduce The Market Value Of The House?

Radon presence is common, easy to deal with. It neither has any immediate health effects nor does it cost too much to mitigate. So the presence of Radon will not affect the market value by much, if at all. In fact, having a Radon mitigation system installed is a home improvement and should be considered as an added feature to the house.


Is It Mandatory For a Seller To Have a Radon Test?

No, sellers are not legally required to have a radon test before selling.


But, if a test has been previously conducted and higher than allowable levels of Radon have been detected then the seller must disclose it to the buyer.


Health Canada does not recommend having a Radon test conducted as part of a real estate transaction. A buyer should have a long term radon test conducted after the purchase.



Conclusion

Presence of higher than allowable levels of Radon is a major health hazard. Radon levels must be reduced using mitigating systems because a long term exposure causes cancer.


As far as buying a house with radon presence is concerned, it certainly is not a deal breaker. Health Canada recommends that home buyers conduct a long term radon testing after buying a house. If, however, a test has been conducted and presence of radon is determined, the buyer can negotiate with the seller for either a discounted price or having a system installed.

For further reading, Health Canada has a comprehensive article on Radon. Please visit the link below:




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