1. Radon Environmental Issues for Real Estate Professionals

2. What Is Radon? No. 1 cause of lung cancer among nonsmokers
Second leading cause of lung cancer in the United States and Canada (next to cigarette smoke)
A smoker who is also exposed to radon has a much higher risk of developing lung cancer
Claims 21,000 lives each year

3. About Radon A radioactive gas
Comes from the natural decay of uranium found in nearly all soils
Typically moves up through the soil to the air of your home through cracks and other holes in the foundation

4. Where Radon Comes From Any home may have a radon problem
Radon can be found in any type of home, including new homes, old homes, well-sealed and drafty homes
Radon can be found in homes with basements, crawlspaces or slabs

5. Where Radon Comes From Cracks in solid floors Construction joints
Cracks in walls
Gaps in suspended floors
Gaps around service pipes
Cavities inside walls
The water supply
Radon in water is found in only certain areas of the country (more commonly on the East Coast).

6. Radon Test for radon during a real estate transaction
Fix the home if the radon level is 4 picoCuries per liter (pCi/L) or higher
Radon levels less than 4 pCi/L still pose a risk, and in many cases may be reduced
PicoCuries are the measure of radiation in a fluid.
Source: Zone and legend map provided by EPA Web site

7. About Radon
Even if built to be radon-resistant, every new home should be tested for radon as soon as possible after occupancy.
If you have a test result of 4 pCi/L or more, a radon fan can easily be added to a passive system to make it an active system and further reduce radon levels.

8. Radon Testing Ensure that the test is approved
EPA does not approve radon test devices
The National Environmental Health Association (NEHA) approves radon test devices
The National Radon Safety Board (NRSB) approves radon test devices

9. Testing Options: Passive Devices
Charcoal canisters
Alpha-track detectors
Charcoal liquid scintillation
Available in hardware stores (plumbing department)
Generally requires at least 48 hours to complete

10. Radon Canisters
E-perm results can be calculated immediately upon retrieval of canister following the test period
E-perm uses electret ion chamber (EIC) technology
EIC technology is a passive integrating ionization monitor consisting of a stable electret mounted inside a small chamber made of electrically conducting plastic. Radon gas passively diffuses into the chamber through filtered inlets, and the alpha particles emitted by the decay process ionize air molecules. Ions produced inside the chamber are collected onto the electret, causing a reduction of its surface charge.

11. Testing Options: Active Devices
Active devices are the following:
Continuous radon monitors (CRMs)
Continuous working-level monitors
Require operation by trained testers
Provide a continuous report of radon levels present
Reveal unusual/abnormal swings in the levels during the test period
Designed to deter and detect test interference/tampering
More costly than a passive device
Ensure a more reliable result

12. Continuous Monitors
Instant results are available at the push of a button following the test period

13. Radon Mitigation
A method using an active or inactive system to reduce radon levels in a home

14. Passive Mitigation Gas-permeable layer (stone)
Vapor barrier (prevents soil gas entry)
Sealed joints
3- or 4-inch PVC pipe
Junction box for future fan in attic

15. Active Mitigation
Active systems use a fan to direct the radon out of the home:
Sub-slab suction
Drain tile suction
Sub-membrane suction
Combination

16. Sub-slab Mitigation
Sometimes there is a lack of drain tile for sub-slab homes to tap into.
In most modern construction, there is a drain tile under the slab that, when tapped into, can achieve good communication.
The pipe is run up through the attic and through the roof or side wall (interior), or on the exterior of the home.

17. Sub-slab Mitigation All breaches need to be sealed (bathtub plumbing)
Suction point in furnace closet in center of home

18. Drain Tile Mitigation
Installing a pipe through the slab to get to the drain tile can create good communication under the slab
Sump pits need to be sealed to prevent the home’s conditioned air from being sucked out of the home
Sump pits are also a good suction point to reach the drain tile

19. Sealed pump with clear cover Suction point through slab
Sub-slab Mitigation
Sealed pump with clear cover
Suction point through slab

20. Suction point from sealed sump pit
Drain Tile Mitigation
Suction point from sealed sump pit

21. Sub-membrane Mitigation
Homes with crawl spaces with high radon levels require a 6-mm vapor barrier to be installed on the floor and sealed to the perimeter wall
All penetrations must be sealed through vapor barrier
A pipe is installed under the membrane and is the suction point

22. Combination
Suction points from basement and crawl spaces and/or slabs can be joined together to run to the outside

23. Pipe Termination
The pipe should terminate above the roof edge and not halfway up the side of the home to prevent concentrated radon levels from re-entrainment/re-entry back into the home
SHOULD NOT use gutter/downspout as exhaust pipe

24. Pipe Termination SHOULD be above the eave of the roof
SHOULD be 10 feet or more above ground level
SHOULD be 10 feet or more from any window, door or other opening into conditioned spaces of the structure that are less than 2 feet below the exhaust point
SHOULD be 10 feet or more from any opening into an adjacent building

25. Pipe Termination Correct Incorrect — too short Incorrect — gutter
Gutter vent leaked, causing spauling to brick work. All bricks had to be repaired.
Correct
Incorrect — too short
Incorrect — gutter

26. Fan Location SHOULD be located on the outside of the home
SHOULD be located in an attic
SHOULD NOT be located in a basement or crawlspace
Electrical disconnect SHOULD be located where fan is and not in another room

27. Incorrect — located in basement Correct — located outdoors
Fan Location
Incorrect — located in basement
Correct — located outdoors

28. Correct — located in attic
Fan Location
Correct — located in attic

29. Special Items Floor drains need sealing
Using a check valve, these floor drains can still be used
Fire collars are needed when a penetration occurs on the firewall, typically between the garage and the basement or crawl space

30. Special Items
Red rings are fire collars that expand when heated to close off opening if pipe melts in fire. Other (rubber check valves).

31. Special Items

32. Thank you!