9.6 Radon

Radon is an odorless, colorless, tasteless gas that is naturally present in our atmosphere. This radioactive gas is a byproduct of disintegrating rock in the ground. As the rock splits and crumbles, it releases radon gas into the air. The half-life of radon is 3.8 days. The radon gas itself is not the health hazard. The hazard is a result of the radioactive gas charging the minute dust particles in the air with gamma radiation. These radioactive particles are then inhaled into the human lung. In the lungs, these particles may adhere to the lung tissue, emit energy that can kill or damage sensitive cells and damage DNA molecules. The damaged lung tissue then becomes a condition conducive to developing lung cancer. The actual potential for developing lung cancer is a function of how much radon a human is exposed to and for how long. If a person is a smoker and is exposed to elevated levels of radon, the risk of contracting lung cancer is even greater.

Any house can have a radon problem. New houses and older houses, well-sealed and drafty houses, and houses with or without basements may all be subject to elevated radon levels. The EPA estimates that nearly 1 out of 15 houses in the United States have elevated radon levels. These elevated radon levels have been found in all 50 states.

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Company policy for Licensees regarding Radon**

The following policies should be followed by real estate agents dealing in residential properties of one to- four units:

• All houses have the potential to have elevated levels of radon. The licensee should conduct a reasonable visual inspection of the property and identify any visible house radon mitigation devices or systems. The listing agent should also determine if the seller has any knowledge of prior radon test levels relating to the house. If no prior test had been conducted, it might be a good idea for the listing agent to encourage the seller to obtain one. A successful transaction may often involve timely and reliable testing in order for mitigating issues to be dealt with in a timely manner.

• The seller and licensee must disclose to the potential buyer any knowledge regarding radon levels in the structure and if testing has been performed in the past. If a prior test for radon has been conducted, the buyer should obtain the test results, determine who conducted the test, what areas of the house were tested, and what structural changes may have been made to the house after the test that might impact radon levels within the structure. All of these issues should be evaluated to determine if a new test might be necessary. The licensee should also disclose the result of the visual inspection of the property with regard to visible in-place radon mitigation devices or systems.

• The buyer’s agent should deliver to the buyer any state environmental hazards pamphlet.

• The buyer’s agent should advise clients regarding the health risks of elevated levels of radon, as well as explain the screening procedures available. The client should determine if a radon screening should be conducted. The agent should also direct the client to where informational pamphlets can be obtained and to state agencies where additional information can be obtained for radon health risk evaluation. You can visit this website for more details. https://www.epa.gov/radon/health-risk-radon (opens in a new tab)

• If radon-screening levels exceed 4.0 pCi/L, the buyer’s agent should advise the buyer to evaluate radon test reading levels and the potential abatement costs. From the buyer’s standpoint, the mere presence of radon should not be the reason for not proceeding with the home purchase. Only when the total abatement program and the cost to abate are analyzed in terms of the overall transaction should the decision to purchase or not to purchase be made. The licensee should not recommend to the buyer the actual course of action that should be followed. The licensee may, however, be able to help the buyer evaluate the radon hazard found to exist in a specific property and the steps that will be necessary to lower radon levels to an acceptable level.