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Hunting for Peace of Mind™ isn't just a slogan; it's our standard for excellence.
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Your Home Needs Check-ups, too
Most people think about a home inspection when they are buying a house. That makes sense. A buyer’s home inspection is one of the most common types of inspections, and it plays an important role in helping buyers understand the condition of the home before they move forward. But here is the bigger question: When is your next home inspection? The answer may be sooner than you think. A home inspection is not only for buyers. It can also be a helpful tool for homeowners, sellers, investors, and anyone who wants a clearer understanding of a property’s condition. At Wolf Inspectors, we believe in Facts Without Fear. A home inspection is not about creating panic. It is about giving you useful information so you can make smart decisions with confidence. If You Are Buying a Home If you are purchasing a home, your next home inspection should happen after your offer is accepted and within the inspection period outlined in your purchase contract. This inspection helps you better understand the home’s major systems and components, including the roof, exterior, structure, plumbing, electrical, heating, cooling, attic, insulation, ventilation, interior, and more. The goal is not to find a perfect house. Perfect houses do not exist. The goal is to understand what you are buying before you own it. Your inspection report can help you ask better questions, plan for repairs, and work with your real estate agent on next steps. If You Already Own Your Home Homeowners often ask, “Do I still need a home inspection if I’m not buying or selling?” The answer is yes, it can be a smart idea. Homes change over time. Weather, age, moisture, settling, maintenance habits, and normal wear and tear can all affect the condition of a property. Small issues can become larger issues when they go unnoticed. A homeowner maintenance inspection can help identify concerns before they turn into expensive surprises. This type of inspection can be especially helpful if:
If You Are Getting Ready to Sell If you are planning to sell your home, your next inspection may be a pre-listing inspection. A pre-listing inspection happens before the home goes on the market. It gives the seller a clearer picture of the property’s condition before buyers begin their own inspections. This can help sellers avoid surprises, decide what to repair ahead of time, price the home more confidently, and have better conversations with their real estate agent. A pre-listing inspection does not guarantee that a buyer’s inspection will find nothing, but it can help reduce uncertainty. For many sellers, knowledge before listing is better than surprises during negotiations. If Your Home Is Newly Built New construction does not always mean perfect construction. Even brand-new homes can have defects, missed details, or incomplete work. That is why many buyers choose to have a new construction inspection before closing. Another important time to consider an inspection is before the builder’s warranty expires. This is often called an 11-month warranty inspection. The idea is simple: before your warranty period ends, have the home inspected so you can document possible issues and bring them to the builder’s attention while coverage may still apply. This can be a valuable step for protecting your investment. If There Has Been a Major Storm or Water EventYour next home inspection may also be needed after a significant weather event. High winds, heavy rain, hail, ice, and water intrusion can affect a home in ways that are not always obvious right away. Roof damage, drainage problems, moisture concerns, siding damage, and leaks may develop or worsen after storms. If something feels different, smells musty, looks stained, or seems damaged, it may be time to have the home evaluated. Water is one of the biggest enemies of a house. Finding moisture-related issues early can make a major difference. If You Are Planning a Major Renovation Before starting a large renovation, it can be helpful to understand the current condition of the home. An inspection before a remodel may identify issues that should be addressed before cosmetic improvements begin. For example, it is better to know about moisture problems, electrical concerns, plumbing issues, or structural questions before investing in finishes. A home inspection can help you plan smarter and avoid covering up problems that should be corrected first. If You Own an Investment Property Rental and investment properties need attention too. Tenants may not always notice or report maintenance issues right away. Regular inspections can help investors understand the condition of the property, plan repairs, protect the asset, and reduce long-term risk. For property owners, inspections can be part of a larger maintenance strategy. It is not just about the next transaction. It is about protecting the value of the property over time. So, When Is Your Next Home Inspection? Your next home inspection may be:
But one thing is true for every homeowner: The more you know about your home, the better decisions you can make. Final Thoughts A home inspection is not only something you do when you are buying a house. It is a tool for understanding, planning, and protecting one of your biggest investments. Whether you are buying, selling, maintaining, renovating, or simply wondering what shape your home is in, your next home inspection can give you clarity. At Wolf Inspectors, we are here to help you understand the facts clearly and calmly. No fear. No drama. Just useful information. Wolf Inspectors — Hunting for Peace of Mind.
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You Got the Home Inspection Report. Now What?
Getting your home inspection report can feel like a big moment in the home-buying process. You’ve walked through the house, made an offer, scheduled the inspection, and now the report is in your hands. So… now what? First, take a breath. A home inspection report is not a pass-or-fail grade. It is a detailed snapshot of the home’s condition at the time of the inspection. Its purpose is to help you understand what you are buying, what may need attention, and what questions you may want to ask before moving forward. At Wolf Inspectors, our goal is simple: Facts Without Fear. The report is there to inform you, not overwhelm you. 1. Read the Summary, Then Review the Full Report Most inspection reports include a summary section that highlights the items your inspector wants to bring to your attention. This is a great place to start, but it should not be the only part you read. The full report provides important context, photos, explanations, and details that help you understand the bigger picture. Some items may sound concerning in the summary, but once you read the full explanation, you may realize they are common maintenance issues or relatively simple repairs. Take your time and review the report carefully. 2. Understand the Difference Between Major Issues and Normal Maintenance Every home has defects. Even brand-new homes can have issues. The key is understanding which findings are urgent, which are negotiable, and which are simply part of owning a home. In general, you may want to pay closer attention to:
The report helps you separate “this needs attention now” from “this is something to maintain over time.” 3. Ask Questions Before Making Assumptions It is completely normal to have questions after reading your inspection report. If something is unclear, ask your inspector for clarification. A good inspector should be willing to explain what was observed, why it matters, and what type of professional may be needed for further evaluation or repair. Remember, inspectors do not typically provide repair quotes or perform invasive evaluations, but they can help you understand the significance of what was found. Do not panic over technical language. Many report comments are written carefully because inspectors are documenting conditions accurately. That does not always mean the issue is catastrophic. 4. Talk With Your Real Estate Agent Once you understand the report, discuss it with your real estate agent. Your agent can help you think through your options based on your contract, timeline, market conditions, and priorities. Depending on the situation, buyers may choose to:
5. Get Specialist Opinions When Needed Sometimes an inspection report recommends further evaluation by a qualified professional. This is common when an issue falls outside the scope of a general home inspection or requires specialized testing, equipment, licensing, or repair knowledge. For example, you may be advised to contact a roofer, electrician, plumber, HVAC contractor, structural engineer, pest professional, or chimney specialist. This does not always mean the home has a major problem. It means more information is needed so you can make a confident decision. 6. Think Beyond the Negotiation Many buyers focus only on what they can ask the seller to fix. That is understandable, but the report is also a valuable ownership guide. After closing, your inspection report can help you create a maintenance plan for the home. You can use it to prioritize repairs, budget for future improvements, and keep track of items that should be monitored over time. A good inspection report is not just for the transaction. It is a tool you can use long after move-in day. 7. Keep Perspective No home is perfect. The goal of a home inspection is not to scare you away from a house. The goal is to help you make an informed decision. Some findings may be significant. Others may be ordinary wear and tear. Most homes have a mix of both. What matters is knowing what you are dealing with before you own it. Final Thoughts After you receive your home inspection report, slow down, read it carefully, ask questions, and work with your real estate agent to decide your next steps. The report gives you knowledge. Knowledge gives you confidence. At Wolf Inspectors, we are here to help you understand the facts clearly and calmly, so you can move forward with peace of mind. Wolf Inspectors — Hunting for Peace of Mind. 
Preparing for a New Construction Inspection: What Buyers Should Know Before Closing Buying a brand-new home is exciting. Everything looks clean, modern, and untouched. The walls are freshly painted, the floors are new, and the systems have never been used by another family. But “new” does not always mean “perfect.” A new construction inspection gives you an unbiased look at the home before you move in, so you can identify incomplete work, installation issues, safety concerns, or workmanship problems while the builder still has time to address them. At Wolf Inspectors, we call this peace of mind through facts — not fear. Why New Construction Homes Still Need an Inspection Many buyers assume that because a home is newly built, it has already been checked thoroughly. While builders and municipal inspectors do review parts of the construction process, their inspections are not the same as a detailed buyer-focused home inspection. A new construction inspection is designed to protect you, the buyer. Your inspector looks at the home from a practical, real-world standpoint: Is it safe? Is it functional? Are the systems properly installed? Are there visible concerns that should be corrected before closing? The house is brand new, does it even need an inspection? Even great builders can miss things. Construction involves many trades, tight timelines, weather delays, subcontractors, material changes, and hundreds of small details. A professional inspection helps catch issues before they become your responsibility. Common Issues Found in New Construction Homes New homes can have defects just like older homes. Some are minor, while others may affect safety, performance, or long-term maintenance. Common findings may include:
When Should You Schedule a New Construction Inspection? The best time to schedule your new construction inspection is before your final walkthrough and before closing, if possible. This gives you time to share the inspection report with your builder and request corrections before the home officially becomes yours. Some buyers also choose phase inspections during construction, such as: Pre-Drywall Inspection: This takes place before the walls are covered, allowing visible review of framing, plumbing, electrical, HVAC, and other components that may later be hidden. Final New Construction Inspection: This happens near completion, often before the buyer’s final walkthrough. The inspector reviews visible and accessible systems and components to help identify defects, incomplete work, and safety concerns. 11-Month Warranty Inspection: Many new homes come with a builder warranty. An 11-month warranty inspection helps identify concerns before that first-year warranty period expires, giving you documentation to submit to the builder. How to Prepare for Your New Construction Inspection A little preparation helps make the inspection smoother and more useful.
After your inspection, you receive a clear report showing the inspector’s findings. You can use this report to communicate with your builder, request repairs, and make sure important issues are addressed before closing or before your warranty period expires. A good inspection report should not overwhelm you with confusing language. It should help you understand what matters, what is routine, and what deserves attention. At Wolf Inspectors, our approach is realistic and age-based. That means we inspect the home for what it is: a newly built property that should be safe, functional, and ready for you to enjoy. No fear tactics. No drama. Just facts. The Bottom Line A new construction inspection is one of the smartest steps you can take before moving into a brand-new home. It helps you:
Before you close, make sure you know exactly what you’re buying. Schedule Your New Construction Inspection Wolf Inspectors helps homebuyers gain peace of mind with clear, unbiased inspections and same-day reporting. Call Wolf Inspectors today at 513-720-9100 to schedule your new construction inspection and move forward with confidence. Wolf Inspectors — Hunting for Peace of Mind. Facts Without Fear. Buying a home is exciting, but it can also feel overwhelming — especially when you are trying to decide whether a property is truly the right fit for your family, your finances, and your future. That is exactly why the home inspection matters. A professional inspection helps you understand the true condition of the home before you move forward. It is not about scaring you. It is about giving you facts, clarity, and peace of mind so you can make a confident decision. At Wolf Inspectors, we believe in Facts Without Fear. Our job is to help you understand what is going on with the home, what matters most, and what may simply be normal wear and tear for the age of the property. Why You Should Attend the Inspection Whenever possible, buyers should plan to attend at least part of the inspection. Being there gives you the chance to see the home through your inspector’s eyes. You can ask questions, better understand the findings, and learn how the home’s major systems work. A good inspection does more than point out problems. It helps you understand the house. You may learn where the main water shutoff is, how old certain systems appear to be, what maintenance items may need attention, and which concerns should be discussed further with your real estate agent. Before the Inspection: What to Do Before inspection day, take a few minutes to prepare. This will help you get more value from the appointment. 1. Review the Seller’s Disclosure Read through the seller’s disclosure before the inspection. Make note of anything that stands out, such as past leaks, foundation repairs, roof work, electrical updates, plumbing issues, or water intrusion. This does not replace the inspection, but it gives you and your inspector helpful context. 2. Write Down Your Question sIt is easy to forget questions once you are walking through the property. Make a list ahead of time. Good questions might include:
Most buyers attend with their real estate agent. Try to avoid bringing too many extra people, especially if they may distract from the inspection. The inspection is a time to observe, ask questions, and gather information — not to panic or make emotional decisions on the spot. 4. Dress for the Property You may be walking around the outside of the home, through the basement, garage, crawlspace area, or attic access points. Wear comfortable shoes and clothing that makes it easy to move around. You do not need to inspect the home yourself, but you should be comfortable following along. During the Inspection: What to Expect Your inspector will evaluate visible and accessible areas of the home, including major systems and components such as:
Remember, no home is perfect. Even well-maintained homes usually have findings. The important thing is understanding what those findings mean. What Not to Do During the Inspection To get the most out of your inspection, avoid these common mistakes: Do Not Panic Over Every Finding Inspection reports often look long because they are detailed. That does not mean the house is falling apart. Some items may be minor maintenance. Others may need repair, further evaluation, or negotiation. Your inspector can help explain the difference. Do Not Follow the Inspector Too Closely It is okay to ask questions, but give the inspector room to focus. A thorough inspection requires concentration. A good approach is to let the inspector work, then ask questions during natural stopping points or at the summary. Do Not Assume the Seller Knew Everything Sometimes defects are hidden or develop over time. The inspection is there to uncover visible concerns so you can make an informed decision before closing. Do Not Skip Asking Questions If something does not make sense, ask. Your inspector should be able to explain findings clearly and calmly. You deserve to understand the home you are buying. After the Inspection: What Happens Next? After the inspection, you will receive your inspection report. At Wolf Inspectors, we focus on clear, easy-to-understand reporting so you are not left guessing. Your report can help you decide whether to:
Final Thoughts A home inspection is one of the most important steps in the buying process. When you are preparing to buy a prospective property, the inspection helps protect you from costly surprises, hidden safety issues, and post-purchase regret. You do not need fear. You need facts. At Wolf Inspectors, we help homebuyers understand what they are buying with calm, realistic, and unbiased inspections. Our goal is simple: to help you move forward with clarity and peace of mind. Hunting for Peace of Mind starts before you close. Ready to schedule your inspection? Call Wolf Inspectors today at 513-720-9100. Selling your home is a big step. Between cleaning, staging, photos, showings, pricing, and paperwork, it can feel like there are a hundred things to get ready before your home ever hits the market. One of the smartest steps a homeowner can take before listing is scheduling a pre-listing home inspection. A home inspection before listing gives you and your realtor a clearer understanding of the home’s condition before buyers start walking through the door. Instead of waiting for the buyer’s inspection to uncover surprises, you get the facts early. That gives you time to make repairs, prepare accurate disclosures, price the home with confidence, and help your realtor position the property for the best possible value on the market. At Wolf Inspectors, we believe in Facts Without Fear. The goal is not to scare anyone. The goal is to help you understand your home, prepare properly, and move into the selling process with confidence. g through the door. Instead of waiting for the buyer’s inspection to uncover surprises, you get the facts early. That gives you time to make repairs, prepare accurate disclosures, price the home with confidence, and help your realtor position the property for the best possible value on the market. Why Get Your Home Inspected Before Listing?
Most sellers wait for the buyer to order the inspection. That is common, but it can also create stress later in the process. Once a buyer is under contract, inspection findings can lead to renegotiations, repair requests, delays, or even a deal falling apart. A pre-listing inspection helps reduce those unknowns. When you inspect before listing, you give your realtor valuable knowledge about the property. That knowledge can help your realtor:
A well-informed realtor can market your home more confidently because they are not guessing about the condition. They have real information to work with. The Short Summary: Why It Matters Getting your home inspected before listing helps you understand the true condition of your property before buyers do. It gives your realtor the knowledge they need to price, market, and negotiate with confidence. When you know what needs attention ahead of time, you can make smart decisions, avoid last-minute surprises, and give your home the best chance to bring its strongest value on the market. Preparing Your Home for Your First Inspection Checklist Use this checklist before your inspection to help the process go smoothly and make sure your inspector can access the important areas of the home. 1. Clear Key Access Areas Make sure the inspector can easily access:
2. Replace Burned-Out Light Bulbs A burned-out bulb can sometimes look like an electrical issue during an inspection. Replace any bulbs that are not working before the appointment. Check:
3. Change the HVAC Filter A dirty air filter can make the HVAC system appear poorly maintained. Replacing the filter is inexpensive and shows buyers that the home has been cared for. Also make sure vents are open and not blocked by furniture, rugs, or boxes. 4. Test Smoke and Carbon Monoxide Detectors Check that smoke detectors and carbon monoxide detectors are installed where needed and working properly. Replace batteries if needed. If units are old, damaged, missing, or not functioning, replace them before listing. 5. Check Plumbing Fixtures Walk through the home and look under sinks, around toilets, near tubs, and around water-using appliances. Look for:
6. Make Sure Appliances Are Working If appliances are included with the sale, make sure they are clean, accessible, and functioning. Check:
7. Check Doors and Windows Open and close doors and windows throughout the home. Look for:
8. Clean Gutters and Check Downspouts Gutters and drainage matter because water is one of the biggest concerns around any home. Before the inspection:
9. Walk Around the Exterior Take a slow walk around the outside of your home. Look for:
10. Trim Vegetation Away from the Home Bushes, vines, and tree branches should not be touching the house. Trim vegetation away from siding, windows, roof edges, and exterior equipment. This gives the inspector better access and helps reduce concerns about moisture, pests, and hidden damage. 11. Make Minor Repairs Before the Inspection Small visible issues can add up in a buyer’s mind. Before listing, consider handling simple repairs such as:
12. Gather Maintenance Records If you have records for repairs, upgrades, or regular service, gather them in one place. Helpful records may include:
13. Leave Utilities Connected For a complete inspection, utilities should be on and functional. That includes:
14. Secure Pets If you have pets, make arrangements before the inspection. Pets should be secured, crated, or removed from the home if possible. This helps keep the inspection safe, smooth, and distraction-free. 15. Do a Final Clean and Walkthrough A clean home does not change the structure or systems, but it does help make the inspection easier. It also shows pride of ownership. Before the inspection:
A home inspection is not just about finding problems. It is about getting clarity. For sellers, that clarity can be a major advantage. Instead of waiting for a buyer to discover issues, you can decide what to repair, what to disclose, and how to work with your realtor to present the home honestly and confidently. When your realtor knows the condition of the home ahead of time, they can better protect your value, guide your pricing strategy, and help reduce surprises once an offer comes in. That is how you move from guessing to knowing. Ready to List with Confidence? Before you put your home on the market, schedule a pre-listing inspection with Wolf Inspectors. We will give you a clear, realistic understanding of your home’s condition so you and your realtor can make smart decisions before buyers ever step through the door. Wolf Inspectors — Hunting for Peace of Mind. Facts Without Fear. Water Damage Concerns Basements are typically the area of a structure most at risk for water damage because they are located below grade and surrounded by soil. Soil releases water it has absorbed during rain or when snow melts, and the water can end up in the basement through leaks or cracks. Water can even migrate through solid concrete walls via capillary action, which is a phenomenon whereby liquid spontaneously rises in a narrow space, such as a thin tube, or via porous materials. Wet basements can cause problems that include peeling paint, toxic mold contamination, building rot, foundation collapse, and termite damage. Even interior air quality can be affected if naturally occurring gasses released by the soil are being transmitted into the basement. Properly waterproofing a basement will lessen the risk of damage caused by moisture or water. Homeowners will want to be aware of what they can do to keep their basements dry and safe from damage. Inspectors can also benefit from being aware of these basic strategies for preventing leaks and floods. Prevent water entry by diverting it away from the foundation. Preventing water from entering the basement by ensuring it is diverted away from the foundation is of primary concern. Poor roof drainage and surface runoff due to gutter defects and improper site grading may be the most common causes of wet basements. Addressing these issues will go a long way toward ensuring that water does not penetrate the basement. Here are some measures to divert water away from the foundation:
Repair all cracks and holes. If leaks or seepage is occurring in the basement's interior, water and moisture are most likely entering through small cracks or holes. The cracks or holes could be the result of several things. Poor workmanship during the original build may be making itself apparent in the form of cracks or holes. Water pressure from the outside may be building up, forcing water through walls. The house may have settled, causing cracks in the floor or walls. Repairing all cracks and small holes will help prevent leaks and floods. Here are some steps to take if you suspect that water is entering the basement through cracks or holes:
Once all runoff has been thoroughly diverted away from the foundation, and all cracks and holes have been repaired and no leaking is occurring, a waterproof sealant can be applied as a final measure. Sodium silicate is a water-based mixture that will actually penetrate the substrate by up to 4 inches. Concrete, concrete block and masonry have lime as a natural component of their composition, which reacts with the sodium silicate to produce a solid, crystalline structure which fills in all the microscopic cracks, holes and pores of the substrate. No water vapor or gas will be able penetrate via capillary action because the concrete and masonry have now become harder and denser from the sodium silicate. Here are some steps and tips for its application:
 Attached Garage Fire Hazardsby Nick Gromicko, CMI® and Kenton Shepard
The purpose of this article is twofold. First, at InterNACHI, we’d like you to take measures to keep your garage free from fire. Fortunately, there are ways this can be done, some of which are described below. Secondly, garage fires do happen, and we’d like you to make sure that a fire cannot not easily spread to the rest of your house. While you can perform many of the recommendations in this article yourself, it is a good idea to hire an InterNACHI inspector to make sure your home is safe from a garage fire. Why do many garages pose a fire hazard?
Home Buyer's and Seller's Guide to Radon
The EPA recommends:
* Radon is estimated to cause about 21,000 lung cancer deaths per year. The numbers of deaths from other causes are taken from the Centers for Disease Control and Prevention's 1999-2001 National Center for Injury Prevention and Control Report and 2002 National Safety Council Reports. Radon is a cancer-causing, radioactive gas. You cannot see, smell or taste radon. But it still may be a problem in your home. When you breathe air containing radon, you increase your risk of getting lung cancer. In fact, the Surgeon General of the United States has warned that radon is the second leading cause of lung cancer in the United States today. If you smoke and your home has high radon levels, your risk of lung cancer is especially high. You should test for radon. Testing is the only way to find out your home's radon levels. The EPA and the Surgeon General recommend testing all homes below the third floor for radon. You can fix a radon problem. If you find that you have high radon levels, there are ways to fix a radon problem. Even very high levels can be reduced to acceptable levels. If You Are Selling a Home... The EPA recommends that you test your home before putting it on the market and, if necessary, lower your radon levels. Save the test results and all information you have about steps that were taken to fix any problems. This could be a positive selling point. If You Are Buying a Home... The EPA recommends that you know what the indoor radon level is in any home you are considering buying. Ask the seller for their radon test results. If the home has a radon-reduction system, ask the seller for information they have about the system. If the home has not yet been tested, you should have the house tested. If you are having a new home built, there are features that can be incorporated into your home during construction to reduce radon levels. These radon testing guidelines have been developed specifically to deal with the time-sensitive nature of home purchases and sales, and the potential for radon device interference. These guidelines are slightly different from the guidelines in other EPA publications which provide radon testing and reduction information for non-real estate situations. This guide recommends three short-term testing options for real estate transactions. The EPA also recommends testing a home in the lowest level which is currently suitable for occupancy, since a buyer may choose to live in a lower area of the home than that used by the seller. 1. Why do you need to test for radon? a. Radon has been found in homes all over the U.S. Radon is a radioactive gas that has been found in homes all over the United States. It comes from the natural breakdown of uranium in soil, rock and water, and gets into the air you breathe. Radon typically moves up through the ground to the air above, and into your home through cracks and other holes in the foundation. Radon can also enter your home through well water. Your home can trap radon inside. Any home can have a radon problem, including new and old homes, well-sealed and drafty homes, and homes with or without basements. In fact, you and your family are most likely to get your greatest radiation exposure at home. That is where you spend most of your time. Nearly one out of every 15 homes in the United States is estimated to have an elevated radon level (4 pCi/L or more). Elevated levels of radon gas have been found in homes in your state. b. The EPA and the Surgeon General recommend that you test your home. Testing is the only way to know if you and your family are at risk from radon. The EPA and the Surgeon General recommend testing all homes below the third floor for radon. You cannot predict radon levels based on state, local, or neighborhood radon measurements. Do not rely on radon test results taken in other homes in the neighborhood to estimate the radon level in your home. Homes which are next to each other can have different radon levels. Testing is the only way to find out what your home's radon level is. In some areas, companies may offer different types of radon service agreements. Some agreements let you pay a one-time fee that covers both testing and radon mitigation, if needed. U.S. Surgeon General's Health Advisory "Indoor radon gas is the second-leading cause of lung cancer in the United States, and breathing it over prolonged periods can present a significant health risk to families all over the country. It's important to know that this threat is completely preventable. Radon can be detected with a simple test, and fixed through well-established venting techniques." January 2005 2. I'm selling a home. What should I do? a. If your home has already been tested for radon... If you are thinking of selling your home and you have already tested your home for radon, review the Radon Testing Checklist to make sure that the test was done correctly. If so, provide your test results to the buyer. No matter what kind of test you took, a potential buyer may ask for a new test, especially if: the Radon Testing Checklist items were not met; the last test is not recent, (e.g., within two years); you have renovated or altered your home since you tested; or the buyer plans to live in a lower level of the house than was tested, such as a basement suitable for occupancy but not currently lived in. A buyer may also ask for a new test if your state or local government requires disclosure of radon information to buyers. b. If your home has not yet been tested for radon... Have a test taken as soon as possible. If you can, test your home before putting it on the market. You should test in the lowest level of the home which is suitable for occupancy. This means testing in the lowest level that you currently live in or a lower level not currently used, but which a buyer could use for living space without renovations. The radon test result is important information about your home's radon level. Some states require radon measurement testers to follow a specific testing protocol. If you do the test yourself, you should carefully follow the testing protocol for your area or the EPA's Radon Testing Checklist. If you hire a contractor to test your residence, protect yourself by hiring a qualified individual or company. You can determine a service provider's qualifications to perform radon measurements or to mitigate your home in several ways. Many states require radon professionals to be licensed, certified or registered. Most states can provide you with a list of knowledgeable radon service providers doing business in your state. In states that don't regulate radon services, ask the contractor if they hold a professional proficiency or certification credential. Such programs usually provide members with a photo-ID card which indicates their qualification(s) and its expiration date. If in doubt, you should check with their credentialing organization. Alternatively, ask the contractor if they've successfully completed formal training appropriate for testing or mitigation, e.g., a course in radon measurement or radon mitigation. 3. I'm buying a home. What should I do? a. If the home has already been tested for radon... If you are thinking of buying a home, you may decide to accept an earlier test result from the seller, or ask the seller for a new test to be conducted by a qualified radon tester. Before you accept the seller's test, you should determine the results of previous testing by finding out: who conducted the previous test (the homeowner, a radon professional, or some other person); where in the home the previous test was taken, especially if you may plan to live in a lower level of the home. For example, the test may have been taken on the first floor. However, if you want to use the basement as living space, test there, too; what, if any, structural changes, alterations, or changes in the heating, ventilation, and air conditioning (HVAC) system have been made to the house since the test was done. Such changes may affect radon levels. If you accept the seller's test, make sure that the test followed the Radon Testing Checklist. If you decide that a new test is needed, discuss it with the seller as soon as possible. b. If the home has not yet been tested for radon... Make sure that a radon test is done as soon as possible. Consider including provisions in the contract specifying: where the test will be located; who should conduct the test; what type of test to do; when to do the test; how the seller and the buyer will share the test results and test costs (if necessary); and when radon mitigation measures will be taken, and who will pay for them. Make sure that the test is done in the lowest level of the home suitable for occupancy. This means the lowest level that you are going to use as living space which is finished or does not require renovations prior to use. A state or local radon official or qualified radon tester can help you make some of these decisions. If you decide to finish or renovate an unfinished area of the home in the future, a radon test should be taken before starting the project, and after the project is finished. Generally, it is less expensive to install a radon-reduction system before (or during) renovations rather than afterward. 4. I'm buying or building a new home. How can I protect my family? a. Why should I buy a radon-resistant home? Radon-resistant techniques work. When installed properly and completely, these simple and inexpensive passive techniques can help to reduce radon levels. In addition, installing them at the time of construction makes it easier to reduce radon levels further if the passive techniques don't reduce radon levels below 4 pCi/L. Radon-resistant techniques may also help to lower moisture levels and those of other soil-gases. Radon-resistant techniques: make upgrading easy: Even if built to be radon-resistant, every new home should be tested for radon after occupancy. If you have a test result of 4 pCi/L or more, a vent fan can easily be added to the passive system to make it an active system, and further reduce radon levels. are cost-effective: Building radon-resistant features into the house during construction is easier and cheaper than fixing a radon problem from scratch later. Let your builder know that radon-resistant features are easy to install using common building materials. save money: When installed properly and completely, radon-resistant techniques can also make your home more energy-efficient and help you save on your energy costs. In a new home, the cost to install passive radon-resistant features during construction is usually between $350 to $500. In some areas, the cost may be as low as $100. A qualified mitigator will charge about $300 to add a vent fan to a passive system, making it an active system and further reducing radon levels. In an existing home, it usually costs between $800 to $2,500 to install a radon mitigation system. b. What are radon-resistant features? Radon-resistant features may vary for different foundations and site requirements. If you're having a house built, you can learn about the EPA's Model Standards (and architectural drawings) and explain the techniques to your builder. If your new house was built (or will be built) to be radon-resistant, it will include these basic elements:
Radon testing is easy and the only way to find out if you have a radon problem in your home. a. Types of Radon Devices Since you cannot see or smell radon, special equipment is needed to detect it. When you're ready to test your home, you can order a radon test kit by mail from a qualified radon measurement service provider or laboratory. You can also hire a qualified radon tester, very often a home inspector, who will use the radon device(s) suitable to your situation. If you hire a home inspector, make sure you hire a qualified InterNACHI member -- specifically, an IAC2 certified air-quality professional. The most common types of radon testing devices are listed below. Passive Devices Passive radon-testing devices do not need power to function. These include charcoal canisters, alpha-track detectors, charcoal liquid scintillation devices, and electret ion chamber detectors, which are available in hardware, drugstores, and other stores; they can also be ordered by mail or phone. These devices are exposed to the air in the home for a specified period of time, and then sent to a laboratory for analysis. Both short-term and long-term passive devices are generally inexpensive. Some of these devices may have features that offer more resistance to test interference or disturbance than other passive devices. Qualified radon testers may use any of these devices to measure the home's radon level. Active Devices Active radon-testing devices require power to function. These include continuous radon monitors and continuous working-level monitors. They continuously measure and record the amount of radon and its decay products in the air. Many of these devices provide a report of this information, which can reveal any unusual or abnormal swings in the radon level during the test period. A qualified tester can explain this report to you. In addition, some of these devices are specifically designed to deter and detect test interference. Some technically advanced active devices offer anti-interference features. Although these tests may cost more, they may ensure a more reliable result. b. General Information for All Devices A state or local radon official can explain the differences between devices, and recommend the ones which are most appropriate for your needs and expected testing conditions. Make sure to use a radon measurement device from a qualified laboratory. Certain precautions should be followed to avoid interference during the test period. See the Radon Testing Checklist for more information on how to get a reliable test result. Radon Test Device Placement The EPA recommends that testing device(s) be placed in the lowest level of the home suitable for occupancy. This means testing in the lowest level (such as a basement) which a buyer could use for living space without renovations. The test should be conducted in a room to be used regularly (such as a family room, living room, play room, den or bedroom); do not test in a kitchen, bathroom, laundry room or hallway. Usually, the buyer decides where to locate the radon test, based on their expected use of the home. A buyer and seller should explicitly discuss and agree on the test location to avoid any misunderstanding. Their decision should be clearly communicated to the person performing the test. c. Preventing or Detecting Test Interference There is a potential for test interference in real estate transactions. There are several ways to prevent or detect test interference: Use a test device that frequently records radon or decay-product levels to detect unusual swings. Employ a motion detector to determine whether the test device has been moved or if testing conditions have changed. Use a proximity detector to reveal the presence of people in the room, which may correlate to possible changes in radon levels during the test. Record the barometric pressure to identify weather conditions which may have affected the test. Record the temperature to help assess whether doors and windows have been opened during the test. Apply tamper-proof seals to windows to ensure closed-house conditions. Have the seller/occupant sign a non-interference agreement. Home buyers and sellers should consult a qualified radon test provider about the use of these precautions. d. Length of Time to Test There are two general ways to test your home for radon: Because radon levels vary from day to day and from season to season, a short-term test is less likely than a long-term test to tell you your year-round average radon level. However, if you need results quickly, a short-term test may be used to decide whether to fix the home. Short-Term Testing: The quickest way to test is with short-term tests. Short-term tests remain in your home from two days to 90 days, depending on the device. There are two groups of devices which are more commonly used for short-term testing. The passive-device group includes alpha-track detectors, charcoal canisters, charcoal liquid scintillation detectors, and electret ion chambers. The active device group consists of different types of continuous monitors. Whether you test for radon yourself, or hire a state-certified tester or a privately certified tester, all radon tests should be taken for a minimum of 48 hours. A longer period of testing is required for some devices. Long-Term Testing Long-term tests remain in your home for more than 90 days. Alpha-track andelectret ion chamber detectors are commonly used for this type of testing. A long-term test will give you a reading that is more likely to tell you your home's year-round average radon level than a short-term test. If time permits, long-term tests (more than 90 days) can be used to confirm initial short-term results. When long-term test results are 4 pCi/L or higher, the EPA recommends mitigating the home. e. Doing a Short-Term Test... If you are testing in a real estate transaction and you need results quickly, any of the following three options for short-term tests are acceptable in determining whether the home should be fixed. Any real estate test for radon should include steps to prevent or detect interference with the testing device. When Choosing a Short-Term Testing Option... There are trade-offs among the short-term testing options. Two tests taken at the same time (simultaneous) would improve the precision of this radon test. One test followed by another test (sequential) would most likely give a better representation of the seasonal average. Both active and passive devices may have features which help to prevent test interference. Your state radon office can help you decide which option is best. Short-Term Testing Options What to Do Next Passive: Take two short-term tests at the same time in the same location for at least 48 hours. or Take an initial short-term test for at least 48 hours. Immediately upon completing the first test, do a second test using an identical device in the same location as the first test. Fix the home if the average of two tests is 4 pCi/L or more. Fix the home if the average of the two tests is 4 pCi/L or more. Active: Test the home with a continuous monitor for at least 48 hours. Fix the home if the average radon level is 4 pCi/L or more. f. Using testing devices properly for reliable results. If you do the test yourself: When you are taking a short-term test, close windows and doors and keep them closed, except for normal entry and exit. If you are taking a short-term test lasting less than four days, be sure to: Close your windows and outside doors at least 12 hours before beginning the test. Do not conduct short-term tests lasting less than four days during severe storms or periods of high winds. Follow the testing instructions and record the start time and date. Place the test device at least 20 inches above the floor in a location where it will not be disturbed and where it will be away from drafts, high heat, high humidity, and exterior walls. Leave the test kit in place for as long as the test instructions say. Once you have finished the test, record the stop time and date, re-seal the package, and return it immediately to the lab specified on the package for analysis. You should receive your test results within a few weeks. If you need results quickly, you should find out how long results will take and, if necessary, request expedited service. If you hire a qualified radon tester: In many cases, home buyers and sellers may decide to have the radon test done by a qualified radon tester who knows the proper conditions, test devices, and guidelines for obtaining a reliable radon test result. They can also:
The average indoor radon level is estimated to be about 1.3 pCi/L; roughly 0.4 pCi/L of radon is normally found in the outside air. The U.S. Congress has set a long-term goal that indoor radon levels be no more than outdoor levels. While this goal is not yet technologically achievable for all homes, radon levels in many homes can be reduced to 2 pCi/L or below. Radon Test Results Reported in Two Ways Your radon test results may be reported in either picoCuries per liter of air (pCi/L) or working levels (WL). If your test result is in pCi/L, the EPA recommends you fix your home if your radon level is 4 pCi/L or higher. If the test result is in WL, the EPA recommends you fix the home if the working level is 0.02 WL or higher. Some states require WL results to be converted to pCi/L to minimize confusion. Sometimes, short-term tests are less definitive about whether the home is at or above 4 pCi/L, particularly when the results are close to 4 pCi/L. For example, if the average of two short-term tests is 4.1 pCi/L, there is about a 50% chance that the year-round average is somewhat below 4 pCi/L. However, the EPA believes that any radon exposure carries some risk; no level of radon is safe. Even radon levels below 4 pCi/L pose some risk. You can reduce your risk of lung cancer by lowering your radon level. As with other environmental pollutants, there is some uncertainty about the magnitude of radon health risks. However, we know more about radon risks than risks from most other cancer-causing substances. This is because estimates of radon risks are based on data from human studies on underground miners. Additional studies on more typical populations are underway. Your radon measurement will give you an idea of your risk of getting lung cancer from radon. Your chances of getting lung cancer from radon depend mostly on:
Based on information contained in the National Academy of Sciences' 1998 report, The Health Effects of Exposure to Indoor Radon, your radon risk may be somewhat higher than shown, especially if you have never smoked. It's never too late to reduce your risk to lung cancer. Don't wait to test and fix a radon problem. If you are a smoker, stop smoking. Go to the Radon Risk Comparison Charts Radon Testing Checklist For reliable test results, follow this Radon Testing Checklist carefully. Testing for radon is not complicated. Improper testing may yield inaccurate results and require another test. Disturbing or interfering with the test device or with closed-house conditions may invalidate the test results, and is actually illegal in some states. If the seller or qualified tester cannot confirm that all items have been completed, take another test. Before conducting a radon test: Notify the occupants of the importance of proper testing conditions. Give the occupants written instructions or a copy of this Guide and explain the directions carefully. Conduct the radon test for a minimum of 48 hours; some test devices have a minimum exposure time greater than 48 hours. When doing a short-term test ranging from two to four days, it is important to maintain closed-house conditions for at least 12 hours before the beginning of the test and during the entire test period. When doing a short-term test ranging from four to seven days, the EPA recommends that closed-house conditions be maintained. If you conduct the test yourself, use a qualified radon measurement device and follow the laboratory's instructions. Your state may be able to provide you with a list of do-it-yourself test devices available from qualified laboratories. If you hire someone to do the test, hire only a qualified individual. Some states issue photo identification (ID) cards; ask to see it. The tester's ID number, if available, should be included or noted in the test report. The test should include method(s) to prevent or detect interference with testing conditions, or with the testing device itself. If the house has an active radon-reduction system, make sure the vent fan is operating properly. If the fan is not operating properly, have it (or ask to have it) repaired and then test it. "Closed-house conditions" mean keeping all windows closed, keeping doors closed except for normal entry and exit, and not operating fans or other machines which bring in air from outside. Fans that are part of a radon-reduction system or small exhaust fans operating for only short periods of time may run during the test. During a radon test: Maintain closed-house conditions during the entire time of a short-term test, especially for tests shorter than one week. Operate the home's heating and cooling systems normally during the test. For tests lasting less than one week, operate only air-conditioning units which re-circulate interior air. Do not disturb the test device at any time during the test. If a radon-reduction system is in place, make sure the system is working properly and will be in operation during the entire radon test. After a radon test: If you conduct the test yourself, be sure to promptly return the test device to the laboratory. Be sure to complete the required information, including start and stop times, test location, etc. If an elevated level is found, fix the home. Contact a qualified radon-reduction contractor about lowering the radon level. The EPA recommends that you fix the home when the radon level is 4 pCi/L or more. Be sure that you or the radon tester can demonstrate or provide information to ensure that the testing conditions were not violated during the testing period. 6. What should I do if the radon level is high? a. High radon levels can be reduced. The EPA recommends that you take action to reduce your home's indoor radon levels if your radon test result is 4 pCi/L or higher. It is better to correct a radon problem before placing your home on the market because then you will have more time to address a radon problem. If elevated levels are found during the real estate transaction, the buyer and seller should discuss the timing and costs of the radon reduction. The cost of making repairs to reduce radon levels depends on how your home was built and other factors. Most homes can be fixed for about the same cost as other common home repairs, such as painting or having a new hot water heater installed. The average cost for a contractor to lower radon levels in a home can range from $800 to about $2,500. b. How to Lower The Radon Level in Your Home 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. The 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. In most cases, a system with a vent pipe and fan 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 crawlspaces. 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. Radon and Home Renovations If you are planning any major renovations, such as converting an unfinished basement area into living space, it is especially important to test the area for radon before you begin. If your test results indicate an elevated radon level, radon-resistant techniques can be inexpensively included as part of the renovation. Major renovations can change the level of radon in any home. Test again after the work is completed. You should also test your home again after it is fixed to be sure that radon levels have been reduced. If your living patterns change and you begin occupying a lower level of your home (such as a basement) you should re-test your home on that level. In addition, it is a good idea to re-test your home sometime in the future to be sure radon levels remain low. c. Selecting a Radon-Reduction (Mitigation) Contractor Select a qualified radon-reduction contractor to reduce the radon levels in your home. Any mitigation measures taken or system installed in your home must conform to your state's regulations. The EPA recommends that the mitigation contractor review the radon measurement results before beginning any radon-reduction work. Test again after the radon mitigation work has been completed to confirm that previous elevated levels have been reduced. d. What can a qualified radon-reduction contractor do for you? A qualified radon-reduction (mitigation) contractor should be able to:
Be aware that a potential conflict of interest exists if the same person or firm performs the testing and installs the mitigation system. Some states may require the homeowner to sign a waiver, in such cases. Contact your state radon office for more information. e. Radon in Water The radon in your home's indoor air can come from two sources: the soil and your water supply. Compared to radon entering your home through water, radon entering your home through soil is a much larger risk. If you've tested for radon in air and have elevated radon levels, and your water comes from a private well, have your water tested. The devices and procedures for testing your home's water supply are different from those used for measuring radon in air. The radon in your water supply poses an inhalation risk and an ingestion risk. Research has shown that your risk of lung cancer from breathing radon in the air is much larger than your risk of stomach cancer from swallowing water with radon in it. Most of your risk from radon in water comes from radon released into the air when water is used for showering and other household purposes. Radon in your home's water is not usually a problem when its source is surface water. Radon in water is more likely when its source is ground water, e.g., a private well or a public water supply system that uses ground water. Some public water systems treat their water to reduce radon levels before it is delivered to your home. If you are concerned that radon may be entering your home through the water, and your water comes from a public water supply, contact your water supplier. If you've tested your private well and have radon in your water supply, it can be treated in one of two ways. Point-of-entry treatment can effectively remove radon from the water before it enters your home. Point-of-entry treatment usually employs either granular activated-carbon (GAC) filters, or aeration devices. While GAC filters usually cost less than aeration devices, filters can collect radioactivity and may require a special method of disposal. Point-of-use treatment devices remove radon from your water at the tap, but only treat a small portion of the water you use, e.g., the water you drink. Point-of-use devices are not effective in reducing the risk of breathing radon released into the air from all water used in the home. Home Buyer's and Seller's Guide to Radon The EPA recommends:
* Radon is estimated to cause about 21,000 lung cancer deaths per year. The numbers of deaths from other causes are taken from the Centers for Disease Control and Prevention's 1999-2001 National Center for Injury Prevention and Control Report and 2002 National Safety Council Reports. Radon is a cancer-causing, radioactive gas. You cannot see, smell or taste radon. But it still may be a problem in your home. When you breathe air containing radon, you increase your risk of getting lung cancer. In fact, the Surgeon General of the United States has warned that radon is the second leading cause of lung cancer in the United States today. If you smoke and your home has high radon levels, your risk of lung cancer is especially high. You should test for radon. Testing is the only way to find out your home's radon levels. The EPA and the Surgeon General recommend testing all homes below the third floor for radon. You can fix a radon problem. If you find that you have high radon levels, there are ways to fix a radon problem. Even very high levels can be reduced to acceptable levels. If You Are Selling a Home... The EPA recommends that you test your home before putting it on the market and, if necessary, lower your radon levels. Save the test results and all information you have about steps that were taken to fix any problems. This could be a positive selling point. If You Are Buying a Home... The EPA recommends that you know what the indoor radon level is in any home you are considering buying. Ask the seller for their radon test results. If the home has a radon-reduction system, ask the seller for information they have about the system. If the home has not yet been tested, you should have the house tested. If you are having a new home built, there are features that can be incorporated into your home during construction to reduce radon levels. These radon testing guidelines have been developed specifically to deal with the time-sensitive nature of home purchases and sales, and the potential for radon device interference. These guidelines are slightly different from the guidelines in other EPA publications which provide radon testing and reduction information for non-real estate situations. This guide recommends three short-term testing options for real estate transactions. The EPA also recommends testing a home in the lowest level which is currently suitable for occupancy, since a buyer may choose to live in a lower area of the home than that used by the seller. 1. Why do you need to test for radon? a. Radon has been found in homes all over the U.S. Radon is a radioactive gas that has been found in homes all over the United States. It comes from the natural breakdown of uranium in soil, rock and water, and gets into the air you breathe. Radon typically moves up through the ground to the air above, and into your home through cracks and other holes in the foundation. Radon can also enter your home through well water. Your home can trap radon inside. Any home can have a radon problem, including new and old homes, well-sealed and drafty homes, and homes with or without basements. In fact, you and your family are most likely to get your greatest radiation exposure at home. That is where you spend most of your time. Nearly one out of every 15 homes in the United States is estimated to have an elevated radon level (4 pCi/L or more). Elevated levels of radon gas have been found in homes in your state. b. The EPA and the Surgeon General recommend that you test your home. Testing is the only way to know if you and your family are at risk from radon. The EPA and the Surgeon General recommend testing all homes below the third floor for radon. You cannot predict radon levels based on state, local, or neighborhood radon measurements. Do not rely on radon test results taken in other homes in the neighborhood to estimate the radon level in your home. Homes which are next to each other can have different radon levels. Testing is the only way to find out what your home's radon level is. In some areas, companies may offer different types of radon service agreements. Some agreements let you pay a one-time fee that covers both testing and radon mitigation, if needed. U.S. Surgeon General's Health Advisory "Indoor radon gas is the second-leading cause of lung cancer in the United States, and breathing it over prolonged periods can present a significant health risk to families all over the country. It's important to know that this threat is completely preventable. Radon can be detected with a simple test, and fixed through well-established venting techniques." January 2005 2. I'm selling a home. What should I do? a. If your home has already been tested for radon... If you are thinking of selling your home and you have already tested your home for radon, review the Radon Testing Checklist to make sure that the test was done correctly. If so, provide your test results to the buyer. No matter what kind of test you took, a potential buyer may ask for a new test, especially if: the Radon Testing Checklist items were not met; the last test is not recent, (e.g., within two years); you have renovated or altered your home since you tested; or the buyer plans to live in a lower level of the house than was tested, such as a basement suitable for occupancy but not currently lived in. A buyer may also ask for a new test if your state or local government requires disclosure of radon information to buyers. b. If your home has not yet been tested for radon... Have a test taken as soon as possible. If you can, test your home before putting it on the market. You should test in the lowest level of the home which is suitable for occupancy. This means testing in the lowest level that you currently live in or a lower level not currently used, but which a buyer could use for living space without renovations. The radon test result is important information about your home's radon level. Some states require radon measurement testers to follow a specific testing protocol. If you do the test yourself, you should carefully follow the testing protocol for your area or the EPA's Radon Testing Checklist. If you hire a contractor to test your residence, protect yourself by hiring a qualified individual or company. You can determine a service provider's qualifications to perform radon measurements or to mitigate your home in several ways. Many states require radon professionals to be licensed, certified or registered. Most states can provide you with a list of knowledgeable radon service providers doing business in your state. In states that don't regulate radon services, ask the contractor if they hold a professional proficiency or certification credential. Such programs usually provide members with a photo-ID card which indicates their qualification(s) and its expiration date. If in doubt, you should check with their credentialing organization. Alternatively, ask the contractor if they've successfully completed formal training appropriate for testing or mitigation, e.g., a course in radon measurement or radon mitigation. 3. I'm buying a home. What should I do? a. If the home has already been tested for radon... If you are thinking of buying a home, you may decide to accept an earlier test result from the seller, or ask the seller for a new test to be conducted by a qualified radon tester. Before you accept the seller's test, you should determine the results of previous testing by finding out: who conducted the previous test (the homeowner, a radon professional, or some other person); where in the home the previous test was taken, especially if you may plan to live in a lower level of the home. For example, the test may have been taken on the first floor. However, if you want to use the basement as living space, test there, too; what, if any, structural changes, alterations, or changes in the heating, ventilation, and air conditioning (HVAC) system have been made to the house since the test was done. Such changes may affect radon levels. If you accept the seller's test, make sure that the test followed the Radon Testing Checklist. If you decide that a new test is needed, discuss it with the seller as soon as possible. b. If the home has not yet been tested for radon... Make sure that a radon test is done as soon as possible. Consider including provisions in the contract specifying: where the test will be located; who should conduct the test; what type of test to do; when to do the test; how the seller and the buyer will share the test results and test costs (if necessary); and when radon mitigation measures will be taken, and who will pay for them. Make sure that the test is done in the lowest level of the home suitable for occupancy. This means the lowest level that you are going to use as living space which is finished or does not require renovations prior to use. A state or local radon official or qualified radon tester can help you make some of these decisions. If you decide to finish or renovate an unfinished area of the home in the future, a radon test should be taken before starting the project, and after the project is finished. Generally, it is less expensive to install a radon-reduction system before (or during) renovations rather than afterward. 4. I'm buying or building a new home. How can I protect my family? a. Why should I buy a radon-resistant home? Radon-resistant techniques work. When installed properly and completely, these simple and inexpensive passive techniques can help to reduce radon levels. In addition, installing them at the time of construction makes it easier to reduce radon levels further if the passive techniques don't reduce radon levels below 4 pCi/L. Radon-resistant techniques may also help to lower moisture levels and those of other soil-gases. Radon-resistant techniques: make upgrading easy: Even if built to be radon-resistant, every new home should be tested for radon after occupancy. If you have a test result of 4 pCi/L or more, a vent fan can easily be added to the passive system to make it an active system, and further reduce radon levels. are cost-effective: Building radon-resistant features into the house during construction is easier and cheaper than fixing a radon problem from scratch later. Let your builder know that radon-resistant features are easy to install using common building materials. save money: When installed properly and completely, radon-resistant techniques can also make your home more energy-efficient and help you save on your energy costs. In a new home, the cost to install passive radon-resistant features during construction is usually between $350 to $500. In some areas, the cost may be as low as $100. A qualified mitigator will charge about $300 to add a vent fan to a passive system, making it an active system and further reducing radon levels. In an existing home, it usually costs between $800 to $2,500 to install a radon mitigation system. b. What are radon-resistant features? Radon-resistant features may vary for different foundations and site requirements. If you're having a house built, you can learn about the EPA's Model Standards (and architectural drawings) and explain the techniques to your builder. If your new house was built (or will be built) to be radon-resistant, it will include these basic elements:
Radon testing is easy and the only way to find out if you have a radon problem in your home. a. Types of Radon Devices Since you cannot see or smell radon, special equipment is needed to detect it. When you're ready to test your home, you can order a radon test kit by mail from a qualified radon measurement service provider or laboratory. You can also hire a qualified radon tester, very often a home inspector, who will use the radon device(s) suitable to your situation. If you hire a home inspector, make sure you hire a qualified InterNACHI member -- specifically, an IAC2 certified air-quality professional. The most common types of radon testing devices are listed below. Passive Devices Passive radon-testing devices do not need power to function. These include charcoal canisters, alpha-track detectors, charcoal liquid scintillation devices, and electret ion chamber detectors, which are available in hardware, drugstores, and other stores; they can also be ordered by mail or phone. These devices are exposed to the air in the home for a specified period of time, and then sent to a laboratory for analysis. Both short-term and long-term passive devices are generally inexpensive. Some of these devices may have features that offer more resistance to test interference or disturbance than other passive devices. Qualified radon testers may use any of these devices to measure the home's radon level. Active Devices Active radon-testing devices require power to function. These include continuous radon monitors and continuous working-level monitors. They continuously measure and record the amount of radon and its decay products in the air. Many of these devices provide a report of this information, which can reveal any unusual or abnormal swings in the radon level during the test period. A qualified tester can explain this report to you. In addition, some of these devices are specifically designed to deter and detect test interference. Some technically advanced active devices offer anti-interference features. Although these tests may cost more, they may ensure a more reliable result. b. General Information for All Devices A state or local radon official can explain the differences between devices, and recommend the ones which are most appropriate for your needs and expected testing conditions. Make sure to use a radon measurement device from a qualified laboratory. Certain precautions should be followed to avoid interference during the test period. See the Radon Testing Checklist for more information on how to get a reliable test result. Radon Test Device Placement The EPA recommends that testing device(s) be placed in the lowest level of the home suitable for occupancy. This means testing in the lowest level (such as a basement) which a buyer could use for living space without renovations. The test should be conducted in a room to be used regularly (such as a family room, living room, play room, den or bedroom); do not test in a kitchen, bathroom, laundry room or hallway. Usually, the buyer decides where to locate the radon test, based on their expected use of the home. A buyer and seller should explicitly discuss and agree on the test location to avoid any misunderstanding. Their decision should be clearly communicated to the person performing the test. c. Preventing or Detecting Test Interference There is a potential for test interference in real estate transactions. There are several ways to prevent or detect test interference: Use a test device that frequently records radon or decay-product levels to detect unusual swings. Employ a motion detector to determine whether the test device has been moved or if testing conditions have changed. Use a proximity detector to reveal the presence of people in the room, which may correlate to possible changes in radon levels during the test. Record the barometric pressure to identify weather conditions which may have affected the test. Record the temperature to help assess whether doors and windows have been opened during the test. Apply tamper-proof seals to windows to ensure closed-house conditions. Have the seller/occupant sign a non-interference agreement. Home buyers and sellers should consult a qualified radon test provider about the use of these precautions. d. Length of Time to Test There are two general ways to test your home for radon: Because radon levels vary from day to day and from season to season, a short-term test is less likely than a long-term test to tell you your year-round average radon level. However, if you need results quickly, a short-term test may be used to decide whether to fix the home. Short-Term Testing: The quickest way to test is with short-term tests. Short-term tests remain in your home from two days to 90 days, depending on the device. There are two groups of devices which are more commonly used for short-term testing. The passive-device group includes alpha-track detectors, charcoal canisters, charcoal liquid scintillation detectors, and electret ion chambers. The active device group consists of different types of continuous monitors. Whether you test for radon yourself, or hire a state-certified tester or a privately certified tester, all radon tests should be taken for a minimum of 48 hours. A longer period of testing is required for some devices. Long-Term Testing Long-term tests remain in your home for more than 90 days. Alpha-track andelectret ion chamber detectors are commonly used for this type of testing. A long-term test will give you a reading that is more likely to tell you your home's year-round average radon level than a short-term test. If time permits, long-term tests (more than 90 days) can be used to confirm initial short-term results. When long-term test results are 4 pCi/L or higher, the EPA recommends mitigating the home. e. Doing a Short-Term Test... If you are testing in a real estate transaction and you need results quickly, any of the following three options for short-term tests are acceptable in determining whether the home should be fixed. Any real estate test for radon should include steps to prevent or detect interference with the testing device. When Choosing a Short-Term Testing Option... There are trade-offs among the short-term testing options. Two tests taken at the same time (simultaneous) would improve the precision of this radon test. One test followed by another test (sequential) would most likely give a better representation of the seasonal average. Both active and passive devices may have features which help to prevent test interference. Your state radon office can help you decide which option is best. Short-Term Testing Options What to Do Next Passive: Take two short-term tests at the same time in the same location for at least 48 hours. or Take an initial short-term test for at least 48 hours. Immediately upon completing the first test, do a second test using an identical device in the same location as the first test. Fix the home if the average of two tests is 4 pCi/L or more. Fix the home if the average of the two tests is 4 pCi/L or more. Active: Test the home with a continuous monitor for at least 48 hours. Fix the home if the average radon level is 4 pCi/L or more. f. Using testing devices properly for reliable results. If you do the test yourself: When you are taking a short-term test, close windows and doors and keep them closed, except for normal entry and exit. If you are taking a short-term test lasting less than four days, be sure to: Close your windows and outside doors at least 12 hours before beginning the test. Do not conduct short-term tests lasting less than four days during severe storms or periods of high winds. Follow the testing instructions and record the start time and date. Place the test device at least 20 inches above the floor in a location where it will not be disturbed and where it will be away from drafts, high heat, high humidity, and exterior walls. Leave the test kit in place for as long as the test instructions say. Once you have finished the test, record the stop time and date, re-seal the package, and return it immediately to the lab specified on the package for analysis. You should receive your test results within a few weeks. If you need results quickly, you should find out how long results will take and, if necessary, request expedited service. If you hire a qualified radon tester: In many cases, home buyers and sellers may decide to have the radon test done by a qualified radon tester who knows the proper conditions, test devices, and guidelines for obtaining a reliable radon test result. They can also:
The average indoor radon level is estimated to be about 1.3 pCi/L; roughly 0.4 pCi/L of radon is normally found in the outside air. The U.S. Congress has set a long-term goal that indoor radon levels be no more than outdoor levels. While this goal is not yet technologically achievable for all homes, radon levels in many homes can be reduced to 2 pCi/L or below. Radon Test Results Reported in Two Ways Your radon test results may be reported in either picoCuries per liter of air (pCi/L) or working levels (WL). If your test result is in pCi/L, the EPA recommends you fix your home if your radon level is 4 pCi/L or higher. If the test result is in WL, the EPA recommends you fix the home if the working level is 0.02 WL or higher. Some states require WL results to be converted to pCi/L to minimize confusion. Sometimes, short-term tests are less definitive about whether the home is at or above 4 pCi/L, particularly when the results are close to 4 pCi/L. For example, if the average of two short-term tests is 4.1 pCi/L, there is about a 50% chance that the year-round average is somewhat below 4 pCi/L. However, the EPA believes that any radon exposure carries some risk; no level of radon is safe. Even radon levels below 4 pCi/L pose some risk. You can reduce your risk of lung cancer by lowering your radon level. As with other environmental pollutants, there is some uncertainty about the magnitude of radon health risks. However, we know more about radon risks than risks from most other cancer-causing substances. This is because estimates of radon risks are based on data from human studies on underground miners. Additional studies on more typical populations are underway. Your radon measurement will give you an idea of your risk of getting lung cancer from radon. Your chances of getting lung cancer from radon depend mostly on:
Based on information contained in the National Academy of Sciences' 1998 report, The Health Effects of Exposure to Indoor Radon, your radon risk may be somewhat higher than shown, especially if you have never smoked. It's never too late to reduce your risk to lung cancer. Don't wait to test and fix a radon problem. If you are a smoker, stop smoking. Go to the Radon Risk Comparison Charts Radon Testing Checklist For reliable test results, follow this Radon Testing Checklist carefully. Testing for radon is not complicated. Improper testing may yield inaccurate results and require another test. Disturbing or interfering with the test device or with closed-house conditions may invalidate the test results, and is actually illegal in some states. If the seller or qualified tester cannot confirm that all items have been completed, take another test. Before conducting a radon test: Notify the occupants of the importance of proper testing conditions. Give the occupants written instructions or a copy of this Guide and explain the directions carefully. Conduct the radon test for a minimum of 48 hours; some test devices have a minimum exposure time greater than 48 hours. When doing a short-term test ranging from two to four days, it is important to maintain closed-house conditions for at least 12 hours before the beginning of the test and during the entire test period. When doing a short-term test ranging from four to seven days, the EPA recommends that closed-house conditions be maintained. If you conduct the test yourself, use a qualified radon measurement device and follow the laboratory's instructions. Your state may be able to provide you with a list of do-it-yourself test devices available from qualified laboratories. If you hire someone to do the test, hire only a qualified individual. Some states issue photo identification (ID) cards; ask to see it. The tester's ID number, if available, should be included or noted in the test report. The test should include method(s) to prevent or detect interference with testing conditions, or with the testing device itself. If the house has an active radon-reduction system, make sure the vent fan is operating properly. If the fan is not operating properly, have it (or ask to have it) repaired and then test it. "Closed-house conditions" mean keeping all windows closed, keeping doors closed except for normal entry and exit, and not operating fans or other machines which bring in air from outside. Fans that are part of a radon-reduction system or small exhaust fans operating for only short periods of time may run during the test. During a radon test: Maintain closed-house conditions during the entire time of a short-term test, especially for tests shorter than one week. Operate the home's heating and cooling systems normally during the test. For tests lasting less than one week, operate only air-conditioning units which re-circulate interior air. Do not disturb the test device at any time during the test. If a radon-reduction system is in place, make sure the system is working properly and will be in operation during the entire radon test. After a radon test: If you conduct the test yourself, be sure to promptly return the test device to the laboratory. Be sure to complete the required information, including start and stop times, test location, etc. If an elevated level is found, fix the home. Contact a qualified radon-reduction contractor about lowering the radon level. The EPA recommends that you fix the home when the radon level is 4 pCi/L or more. Be sure that you or the radon tester can demonstrate or provide information to ensure that the testing conditions were not violated during the testing period. 6. What should I do if the radon level is high? a. High radon levels can be reduced. The EPA recommends that you take action to reduce your home's indoor radon levels if your radon test result is 4 pCi/L or higher. It is better to correct a radon problem before placing your home on the market because then you will have more time to address a radon problem. If elevated levels are found during the real estate transaction, the buyer and seller should discuss the timing and costs of the radon reduction. The cost of making repairs to reduce radon levels depends on how your home was built and other factors. Most homes can be fixed for about the same cost as other common home repairs, such as painting or having a new hot water heater installed. The average cost for a contractor to lower radon levels in a home can range from $800 to about $2,500. b. How to Lower The Radon Level in Your Home 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. The 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. In most cases, a system with a vent pipe and fan 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 crawlspaces. 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. Radon and Home Renovations If you are planning any major renovations, such as converting an unfinished basement area into living space, it is especially important to test the area for radon before you begin. If your test results indicate an elevated radon level, radon-resistant techniques can be inexpensively included as part of the renovation. Major renovations can change the level of radon in any home. Test again after the work is completed. You should also test your home again after it is fixed to be sure that radon levels have been reduced. If your living patterns change and you begin occupying a lower level of your home (such as a basement) you should re-test your home on that level. In addition, it is a good idea to re-test your home sometime in the future to be sure radon levels remain low. c. Selecting a Radon-Reduction (Mitigation) Contractor Select a qualified radon-reduction contractor to reduce the radon levels in your home. Any mitigation measures taken or system installed in your home must conform to your state's regulations. The EPA recommends that the mitigation contractor review the radon measurement results before beginning any radon-reduction work. Test again after the radon mitigation work has been completed to confirm that previous elevated levels have been reduced. d. What can a qualified radon-reduction contractor do for you? A qualified radon-reduction (mitigation) contractor should be able to:
Be aware that a potential conflict of interest exists if the same person or firm performs the testing and installs the mitigation system. Some states may require the homeowner to sign a waiver, in such cases. Contact your state radon office for more information. e. Radon in Water The radon in your home's indoor air can come from two sources: the soil and your water supply. Compared to radon entering your home through water, radon entering your home through soil is a much larger risk. If you've tested for radon in air and have elevated radon levels, and your water comes from a private well, have your water tested. The devices and procedures for testing your home's water supply are different from those used for measuring radon in air. The radon in your water supply poses an inhalation risk and an ingestion risk. Research has shown that your risk of lung cancer from breathing radon in the air is much larger than your risk of stomach cancer from swallowing water with radon in it. Most of your risk from radon in water comes from radon released into the air when water is used for showering and other household purposes. Radon in your home's water is not usually a problem when its source is surface water. Radon in water is more likely when its source is ground water, e.g., a private well or a public water supply system that uses ground water. Some public water systems treat their water to reduce radon levels before it is delivered to your home. If you are concerned that radon may be entering your home through the water, and your water comes from a public water supply, contact your water supplier. If you've tested your private well and have radon in your water supply, it can be treated in one of two ways. Point-of-entry treatment can effectively remove radon from the water before it enters your home. Point-of-entry treatment usually employs either granular activated-carbon (GAC) filters, or aeration devices. While GAC filters usually cost less than aeration devices, filters can collect radioactivity and may require a special method of disposal. Point-of-use treatment devices remove radon from your water at the tap, but only treat a small portion of the water you use, e.g., the water you drink. Point-of-use devices are not effective in reducing the risk of breathing radon released into the air from all water used in the home. Mastering Roof Inspections: Moisture Problems by Kenton Shepard and Nick Gromicko, CMI®
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