Radon

[ivory]

I'm surprised I couldn't find an existing thread on this, but I guess someone will let me know if it's out there.

I just got radon test results on the house we're buying, and it came back "very high" in the words of the inspection company. It was 7.0. They recommend addressing anything over 4, but I checked the EPA's website and they feel anything over 2.

I am concerned of course, particularly since we have a baby on the way. So, does anyone have experience with radon, especially such a high result? They recommend we have the sellers do a radon mitigation system and then re-test. But I suppose my question is, is there a point where one says, "That's just too high" and walks? As long as the mitigation system works, should we still be concerned about how high it was to begin with?

[KrissyCat7]

I think you need to go back to the seller and see what they are willing to do. If you can have the seller put a radon reduction system in and re-test then I think it is worth trying. From what I have read, even very high readings can be brought down to acceptable levels with a proper reduction system.

If the seller wont make modifications, I would walk. I don't think its worth the risk.

[ivory]

Thanks KrissyCat. Yes, we'd definitely walk if the sellers won't address it. I suppose I'm trying to get a handle on if a rather high reading pre-mitigation should cause concern for the future?

[heather 8^)]

You have probably already seen this, but the EPA has a Home-Buyer's Guide to Radon (http://www.epa.gov/radon/pubs/hmbyguid.html) that is pretty helpful. That site also has links to other guides with additional information. The upshot is that yes, high radon levels can be mitigated at a reasonable cost . I'd be surprised if the sellers didn't mitigate, since this would have to be disclosed to any future potential buyers anyway. If you love the house, I wouldn't pass on it; but you could require that levels get below 2 pCi/L in order to buy it. That way, you can be more comfortable with the levels and still have some wiggle room before levels get too dangerous.

[ivory]

but you could require that levels get below 2 pCi/L in order to buy it. That's a great thought--thanks. I'm waiting to talk to my Realtor right now, and I bet he'd have wanted to write it as below 4, per the inspector's recommendation.

[MsPeachy]

if a rather high reading pre-mitigation should cause concern for the future? No. If the mitigation system is installed correctly and the fan is the proper strength for the square footage of the home, the radon will be dispelled and everything will be fine. It doesn't happen instantly but fairly quickly overall. Regarding your purchase, the sellers should either have the system installed or take the cost of the system off the purchase price so you can have it done yourself. Point of note, never have the same company install the system that did the test. It's a conflict of interest and is frowned upon by the NRSB

[KrissyCat7]

I suppose I'm trying to get a handle on if a rather high reading pre-mitigation should cause concern for the future? I've read that it can be lowered by up to 99%. That was on the EPA site. We too researched Radon quite a bit while house hunting.

[mamax2]

I am concerned of course, particularly since we have a baby on the way. So, does anyone have experience with radon, especially such a high result? They recommend we have the sellers do a radon mitigation system and then re-test. But I suppose my question is, is there a point where one says, "That's just too high" and walks? As long as the mitigation system works, should we still be concerned about how high it was to begin with?

A mitigation system, when adequate for the home's size and properly installed is *really* effective at reducing radon. I've actually never encountered a seller who refused to mitigate for radon. Now that they know about the problem, they would be required to disclose it anyway and every person who looks at the house will want it handled (as well they should!)

I wouldn't walk away from the house unless you fail to reach common ground on the costs here. The result in and of itself wouldn't merit you giving up on the house. It is extremely likely that you can get the radon under control quickly and satisfactorily.

[ivory]

Thanks ladies. This is very helpful. So the general sentiment is that if this was you, it wouldn't be a reason to walk? (provided the sellers cooperate and mitigation is effective) I am kind of emotional about this right now, and I told the Realtor to hold off on sending our request until we've had a chance to think. Right now, the result gives us an out, so I don't want to lose the out until we're sure.

Another question--concerning resale. When we go to sell, are some potential buyers scared off by radon mitigation systems? Even though we'd know that having the system is a good thing, would some buyers have an "I don't want to get involved" attitude and move on to the next house? That's my fear.

ETA: mamax2 - Are you a real estate professional? I am wondering if I should talk to some third party real estate folks for opinions, since my own Realtor's advice may not be reliable given his stake in the deal (I do generally trust him, but who wants to see a deal fall through?)

[mamax2]

ETA: mamax2 - Are you a real estate professional? I am wondering if I should talk to some third party real estate folks for opinions, since my own Realtor's advice may not be reliable given his stake in the deal (I do generally trust him, but who wants to see a deal fall through?)

Yes, I am a Realtor. Your own Realtor is bound legally AND ethically from the kind of behavior you suggest. He has a fiduciary responsibility to act in your best interest. You're right, no one wants to see a deal fall through, but more than that, we don't want a lawsuit and to see our career fall through, kwim? I'm not saying there aren't rogue people out there, but, in general, if you are working with someone professional and have a measure of trust in, you should expect that he will deliver service on your behalf.

Another question--concerning resale. When we go to sell, are some potential buyers scared off by radon mitigation systems? Even though we'd know that having the system is a good thing, would some buyers have an "I don't want to get involved" attitude and move on to the next house? That's my fear.

Radon, as you know, is naturally occuring and certain home conditions and areas of the country are particuarly prone to high radon levels. Chances are, your area, or at least this neighborhood, is used to this type of issue. I can't imagine a functioning radon mitigation system would scare anyone off because they're quite possibly in many homes in your area. You probably just don't know it because it's the kind of thing people install and then it's over, kwim? It's not like mold. You really can 'fix' the problem with relative certainty.

IMO, it's kind of like this: would you NOT buy a house with gas fireplaces and appliances because you're worried about carbon monoxide? Or would you intall proper blowers and ventilation, CO detectors and move on? Most people would just take the precautions and move forward. IME, radon is generally the same.

[ivory]

mamax2 - Thanks. Your rationale makes a lot of sense to me--it does really help to put my mind at ease. We have just moved to this area, so you're right, we aren't aware of how common this may be here. And about my Realtor, I certainly wouldn't suspect him of being unethical, but I feel it can't hurt to get other opinions in these scenarios since he may look at things differently than I do, just based on having differing personalities and comfort levels. I did not mean to imply anything about the motivations of Realtors in general--hope I did not offend.

I am feeling more clarity on this now. The fact that we've moved such a great distance mid-pregnancy is making the buying process especially emotional this time around.