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Buying and Selling Homes

Radon Mitigation System?

17 years ago

I hope I have that worded right. A house we are looking at (8 years old) has a radon system installed. I guess they had radon in the house? What exactly does that mean?

Should I run from that house or is this just a precaution that's installed?

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Comments (9)

cordovamom
17 years ago
We lived in the Denver area 1989-1991, we had the home we were purchasing tested for the presence of radon as was the norm at the time. The house tested positive and the seller had to put in a radon mitigation system. They sealed the basement slab, put in a fan in the crawl space and installed some type of plastic barrier in the crawl space. When radon mitigation is done it means the home tested positive for radon, has since been treated and then has tested within acceptable levels for radon after the mitigation is complete. If the radon levels in the home you are looking at have been reduced to acceptable levels, then you and your family should be safe. I would still insist on a radon test before I purchased the home to ensure that the levels are acceptable.
qdognj
17 years ago
having the system in place poses no hazard at all...And the jury is still out on radons affects anyway...I'd still have a radon test done,with the system, you should be at a level way below federal guidelines...
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I thought this reminded me of something... http://ths.gardenweb.com/discussions/3277811/radon-mitigation-detector?n=2 Yes, the radon fan requires electricity. Unless you have one that runs on hamster power and some very active hamsters. You really should move the fan to the attic, and install a manometer in a visible area before the fan so you know it is working. This is normally a PVC pipe, and not all that difficult to manipulate. If you know how to move electrical, it isnt all that hard to put an outlet box up there for the fan either, otherwise you could call someone to come do it. It will be worth knowing how to deal with the radon fan anyhow, as they can fail like any motor driven device and usually all it requires loosening a couple fernco boots and hooking up the new fan.
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R408.3 Unvented crawl space. Ventilation openings in under-floor spaces specified in Sections R408.1 and R408.2 shall not be required where: 1. Exposed earth is covered with a continuous Class I vapor retarder. Joints of the vapor retarder shall overlap by 6 inches (152 mm) and shall be sealed or taped. The edges of the vapor retarder shall extend at least 6 inches (152 mm) up the stem wall and shall be attached and sealed to the stem wall or insulation; and 2. One of the following is provided for the under-floor space: 2.1. Continuously operated mechanical exhaust ventilation at a rate equal to 1 cubic foot per minute (0.47 L/s) for each 50 square feet (4.7m2) of crawlspace floor area, including an air pathway to the common area (such as a duct or transfer grille), and perimeter walls insulated in accordance with Section N1103.2.1 of this code; 2.2. Conditioned air supply sized to deliver at a rate equal to 1 cubic foot per minute (0.47 L/s) for each 50 square feet (4.7 m2) of under-floor area, including a return air pathway to the common area (such as a duct or transfer grille), and perimeter walls insulated in accordance with Section N1102.2 of this code; 2.3. Plenum in existing structures complying with Section M1601.5, if under-floor space is used as a plenum. http://publicecodes.cyberregs.com/icod/irc/2012/icod_irc_2012_4_sec008.htm
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First, has testing been done and a radon problem verified? Testing is rather involved, since the better tests require at least three samples and the areas being tested have to remain undisturbed for a day or so.Radon testing There are basically two types of radon mitigation systems, active and passive. Passive systems almost need to be installed during initial construction. Active systems have a fan which produces a pressure differential under the slab compared to above the slab. That draws the gas into the fan plumbing and it is exhausted outside the house. "In many cases, simple systems using underground pipes and an exhaust fan may be used to reduce radon. Such systems are called "sub-slab depressurization," and do not require major changes to your home. These systems remove radon gas from below the concrete floor and the foundation before it can enter the home." From this article Installing the mitigation system($600-$2,000) requires sealing all slab intrusion areas and cracks if a positive test indicates a radon problem.
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@kudzu9 It is not an outlier among experts in the field whatsoever. The EPA adopted an idiotic model and basically public health organizations lined up behind them with no evidence to support their position. Science relies on evidence, not political weight. Radon levels in most homes being presented as dangerous is pure pseudoscience. "“Our results do not indicate increased risk of lung cancer from indoor radon.”" - Journal of the National Cancer Institute, 20 year study "As the radon level in the homes increases, the incidence of lung cancer falls" - Bernard Cohen, Univeristy of Pittsburgh, Tom W. Bonner Prize winner in Nuclear Physics "The EPA action level for reducing radon in homes is 14 times lower than the 'No Observed Adverse Effect Level' (NOAEL) The very low action level has been causing undue fear and unwarranted costs to many homeowners as well as a reduction in the market prices of their radon-stigmatized homes. It should also be noted that radon remediation significantly increases lung cancer mortality. To dispel the fear and eliminate this economic burden, the action level should be raised by a factor of at least seven, where the health benefit is near optimum." - Dr. Jerry Cuttler and Charles L. Sanders, Dose-Response, 2015 "Don't fear Radon Concerns at Home, they're Overblown" - American Council on Science and Health "Thus, residential radon does not appear to cause lung cancer but rather to protect, in an exposure-level-dependent manner, from its induction by other agents (e.g., cigarette-smoke-related carcinogens)." - Bobby R. Scott, Lovelace Respiratory Research Institute, 2011
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quip
17 years ago
The home probably tested positive for elevated radon in the past. Ask to see results of repeat testing.

Radon was remediated in our current home. The system is trouble free and the radon is now very, very low. This basement is less humid than any I've ever had; I think the radon system has also removed some humidity.
kec01
17 years ago
We have one in our home and it vents outside. We had a test done as part of our inspection and levels were very low. Our basement is also pretty dry. The only time I know it's here is when I'm outside near the vent and I hear it - a very very soft kind of humming noise. To us, it's no big deal.
fredwolf
17 years ago
In some areas pretty much all the homes have these systems, or should. Have the home tested, and if it is ok I would not worry about it.
cpowers21
17 years ago
I had a mitigation system in my house in Pennsylvania. It wasn't harmful, but definitely check to may sure levels are normal now.
rwd_
17 years ago
I wouldn't worry just yet. In our village, it is code to have one on all new houses. It's basically a 3" pvc pipe that goes from the basement floor and exits through the roof. Just below the floor is a 3" pvc tee in the gravel under the floor. Fans are available that connect to the vent pipe and I will ad one if the house ever tests positive for radon. more info below:

Here is a link that might be useful: radon
otmsheffield
17 years ago
The pipe that rwd described is what we have in our house, too. It was very inexpensive to put in during construction, and there's talk that they'll soon be required down here.
melrosgirl
Original Author
17 years ago
Thanks for the info. It's not as scary as I believed then. :)

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