Craig M. Audet Walden University

Craig M. Audet Walden University
The Detrimental Health Effects of Radon and How to Avoid Them: Information for the Homeowners, Schools, and Real Estate Professionals Craig M. Audet Walden University

This educational slide presentation on radon it arranged in four modules:
7/19/2009 Module 1 contains general information on radon and its adverse health effects Module 2 contains information for homeowners Module 3 contains information for school systems Module 4 contains information for Real Estate professionals The Health Effects of Radon This educational slide presentation on radon it arranged in four modules: Module 1 contains general information on radon and its adverse health effects. Module 2 contains information for homeowners. Module 3 contains information for school systems. Module 4 contains information for Real Estate professionals.

Module 1 – Radon and its Adverse Health Effects
7/19/2009 What is radon? Radon is a colorless, odorless, tasteless radioactive gas Radon comes from the natural breakdown of uranium in soil, rock and water Radon can be found all over the U.S. Radon can get into any type of building - homes, offices, and schools - and result in a high indoor radon level Source: (Environmental Protection Agency, ) The Health Effects of Radon Radon is a colorless, odorless, tasteless radioactive gas. It comes from the natural breakdown of uranium in soil, rock and water and gets into the air you breathe. It can be found all over the United States. It can get into any type of buildings such as homes, offices, and schools and result in a high indoor radon level. Source: (Environmental Protection Agency, )

7/19/2009 Where is radon found? Radon is found in soil and in water Radon in water is an inhalation and ingestion risk Most risk is from water usage Not usually a problem in surface water Problems are more likely from ground water, e.g., a private well or a public water supply system that uses ground water Radon from the soil is usually a much larger risk Source: (Environmental Protection Agency, ) The Health Effects of Radon There are two main sources for radon gas, the soil and the water supply. The radon water supply poses both an inhalation risk and an ingestion risk. Most of the risk from radon in water is from radon gas released into the air when water is used for showering and other household purposes. Radon in the water supply is not usually a problem when the source is surface water. Problems are more likely when the water source is ground water, for example a private well or a public water supply system that uses ground water. Research has shown that the risk of lung cancer from breathing radon in air is much larger than the risk of stomach cancer from ingesting radon-tainted water. Source: (Environmental Protection Agency, )

7/19/2009 How does Radon Get into Buildings? Radon gets in through: Cracks in solid floors Construction joints Cracks in walls Gaps in suspended floors Gaps around service pipes Cavities inside walls The water supply The Health Effects of Radon Any building could potentially have a radon problem. Since radon is a radioactive gas it typically moves up through the ground and into your home through cracks and other holes in the foundation. This is not a problem outside, but buildings can trap radon inside where it can build up. This can happen in old and new buildings, those that are well-sealed and drafty, and in buildings with or without basements. Radon can get in through cracks in solid floors, construction joints, cracks walls, gaps in suspended floors, gaps around service pipes, cavities inside walls, and as mentioned previously, through the water supply. Source: (Environmental Protection Agency, ) Source: (Environmental Protection Agency, )

7/19/2009 Scope of the Problem Nearly 1 out of every 15 homes in the U.S. has elevated radon levels. Radon problems can also be found in: Schools Businesses Workplaces Daycare and childcare facilities Other buildings Source: (Environmental Protection Agency, ) The Health Effects of Radon The Environmental Protection Agency estimates that nearly 1 out of every 15 homes in the U.S. has elevated radon levels. While radon problems may be more common in some areas, any home may have a problem and the only way to know for sure is to perform a radon test. Radon can also be a problem in schools, businesses, workplaces, and daycare and childcare facilities. Source: (Environmental Protection Agency, )

7/19/2009 EPA’s Map of Radon Zones Indoor Radon Abatement Act of 1988 Areas of the U.S. with the potential for elevated indoor radon levels Assigns each of the 3,141 counties in the U.S. to one of three zones based on radon potential Can to assist national, state, and local organizations in targeting their resources and to implement radon-resistant building codes Source: (Environmental Protection Agency, ) The Health Effects of Radon The Indoor Radon Abatement Act of 1988 directed EPA to list and identify areas of the U.S. with the potential for elevated indoor radon levels. EPA's Map of Radon Zones assigns each of the 3,141 counties in the U.S. to one of three zones based on radon potential. The Map can to assist national, state, and local organizations in targeting their resources and to implement radon-resistant building codes. Source: (Environmental Protection Agency, )

7/19/2009 EPA’s Map of Radon Zones The Map uses five factors of radon potential indoor radon measurements geology aerial radioactivity soil permeability foundation type. Zone 1 counties (red zones) have the highest radon potential greater than 4 pCi/L Zone 2 counties (orange zones) have moderate radon potential between 2 and 4 pCi/L Zone 3 counties (yellow zones) have a low radon potential less than 2 pCi/L. Source: (Environmental Protection Agency, ) The Health Effects of Radon The Map was developed using five factors to determine radon potential: indoor radon measurements; geology; aerial radioactivity; soil permeability; and, foundation type. The amount of radon in the air is measured in "pico curies per liter of air," or "pCi/L”. Zone 1 counties (red zones) have the highest radon potential and have a predicted average indoor radon screening level greater than 4 pCi/L . Zone 2 counties (orange zones) have moderate radon potential and have a predicted average indoor radon screening level between 2 and 4 pCi/L. Zone 3 counties (yellow zones) have a low radon potential and have a predicted average indoor radon screening level less than 2 pCi/L. Source: (Environmental Protection Agency, )

7/19/2009 EPA’s Map of Radon Zones Important points in regard to The Map All homes should test for radon, regardless of geographic location or zone designation There are many thousands of individual homes with elevated radon levels in Zone 2 and 3 EPA recommends that this map be supplemented with any available local data in order to further understand and predict the radon potential of a specific area. Source: (Environmental Protection Agency, ) The Health Effects of Radon The EPA also points out the following important points in regard to The Map: All homes should test for radon, regardless of geographic location or zone designation, 2) There are many thousands of individual homes with elevated radon levels in Zone 2 and 3, 3) EPA recommends that this map be supplemented with any available local data in order to further understand and predict the radon potential of a specific area. Source: (Environmental Protection Agency, )

7/19/2009 The Health Effects of Radon The Environmental Protection Agency estimates that nearly 1 out of every 15 homes in the U.S. has elevated radon levels. While radon problems may be more common in some areas, any home may have a problem and the only way to know for sure is to perform a radon test. Radon can also be a problem in schools, businesses, workplaces, and daycare and childcare facilities. Source: (Environmental Protection Agency, )

7/19/2009 Radon Health Effects Radon is the number one cause of lung cancer among non-smokers Radon is the second leading cause of lung cancer Responsible for about 21,000 lung cancer deaths every year The U.S. Surgeon General issued a national health advisory for radon on January 13, 2005 Test homes for levels Remedy problems as soon as possible Source: (Environmental Protection Agency, ) The Health Effects of Radon According to the Environmental Protection Agency, radon is the number one cause of lung cancer among non-smokers and overall, it is the second leading cause of lung cancer. Radon is responsible for about 21,000 lung cancer deaths every year, of which about 2,900 occur among people who have never smoked. Because of this on January 13, 2005, the U.S. Surgeon General issued a national health advisory on radon. The Surgeon General urged Americans to test their homes to find out how much radon they might be breathing and also stressed the need to remedy the problem as soon as possible when the radon level is 4 pCi/L or more. Source: (Environmental Protection Agency, )

7/19/2009 Radon Health Effects The risk of lung cancer is higher among smokers who are exposed to high radon levels. Risk for smokers exposed to 10 pCi/L over a lifetime getting lung cancer is 150 per 1000 people Risk for a non-smokers is 18 per 1000 people The chances of getting lung cancer depend on: the level of exposure the total time of exposure smoking history Source: (Environmental Protection Agency, ) The Health Effects of Radon The risk of lung cancer is higher among smokers who are exposed to high radon levels. For example, the risk of a smoker who is exposed to 10 pCi/L over a lifetime getting lung cancer is 150 per 1000 people. This compares to 200 times the risk of dying in a home fire. The risk for a non-smoker is 18 per 1000 people or 20 times the risk of dying in a home fire. The chances of getting lung cancer depend on the level and total time of exposure to radon and smoking history Source: (Environmental Protection Agency, )

7/19/2009 Radon Health Effects Radon gas decays into radioactive particles Particles get trapped in the lungs As they break down they release small amounts of energy This energy can damage lung tissue and lead to lung cancer over the course time The amount of time between exposure and the onset of lung cancer can be many years Not all those exposed develop lung cancer Source: (Environmental Protection Agency, ) The Health Effects of Radon Radon gas decays into radioactive particles that can get trapped in the lungs through breathing. As they break down further, these particles release small amounts of energy which can damage lung tissue and lead to lung cancer over the course time. The amount of time between exposure and the onset of lung cancer can be many years and not all those who are exposed to radon develop lung cancer. Source: (Environmental Protection Agency, )

Module 2 – Information for Homeowners
7/19/2009 Radon Testing The only way to know if you have a radon problem Water testing Public water supply: check with water provider or test Private well: test If a problem exists, there are two ways to remediate Point of entry treatment Point of use treatment Source: (Environmental Protection Agency, ) The Health Effects of Radon Testing is the only way to know for certain if there is a radon problem. Homeowners who may be concerned that radon may be entering their home through the water whose water comes from a public water supply, should contact their water supplier for specific information or have their water tested. Those with private wells can also have their water tested. If a radon in water problem exists, 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, and point-of-use treatment devices can remove radon from water at the tap. The latter is only effective in treating a small portion of the water used in the average home and are thus not effective in reducing the risk from breathing radon released into the air from all water use Source: (Environmental Protection Agency, )

7/19/2009 Radon Testing Air testing Recommended by EPA & Surgeon General All homes below the 3rd floor Average indoor level: 1.3 pCi/L Two ways to test Short-term testing Test remains for 2 to 90 days May not provide result equitable to levels for the entire year Long-term testing Test remains for more than 90 days Reading more equivalent to year-round level If levels are above EPA action level of 4pCi/L , fixing the home is warranted Source: (Environmental Protection Agency, ) The Health Effects of Radon Both EPA and the Surgeon General recommend testing all homes below the third floor for radon. This is true for homeowners and prospective home buyers. The average indoor radon level is estimated to be about 1.3 pCi/L, and about 0.4 pCi/L of radon is normally found in the outside air. There are two ways to test for radon. The first is short-term testing which can be done by the homeowner with a radon test kit or by a qualified tester. The test canister remains in the home for two days to 90 days, depending on the device and is subsequently sent to a testing lab to obtain the results. Because radon levels tend to vary from day to day and season to season, a short-term test is less likely than a long-term test to tell the year-round average radon level. With long-term testing the device remains for more than 90 days and will provide a reading that is more likely to be equivalent to the home's year-round average radon level. The EPA recommends beginning with the short-term test. If the results are at the EPA’s action level of 4 pCi/L or higher, follow-up testing should be done with either a second short-term test or a long-term test immediately. If these tests confirm the first test results, the EPA recommends fixing the home. Source: (Environmental Protection Agency, )

7/19/2009 Radon Testing Air testing Reducing radon in the home Soil suction radon reduction system Pulls radon from under house and vents it outside No major changes to home Effective and cost efficient New homes can be built with this system The Health Effects of Radon There are several proven methods to reduce radon in the home. The one most often used is the vent pipe system and fan, known as a soil suction radon reduction system. It pulls radon from beneath the house and vents it to the outside, and usually does not require major changes to the home. Sealing foundation cracks and other openings is also necessary to make this kind of system more effective and cost-efficient (Environmental Protection Agency, ). In addition, new homes can be built with this type of system included which also reduces the cost. Source: (Environmental Protection Agency, ) Source: (Environmental Protection Agency, )

7/19/2009 Radon Testing January is National Radon Action Month Four things homeowners can do: Test your home Attend a National Radon Action Month event Spread the word Buy a radon-resistant home Source: (Environmental Protection Agency, ) The Health Effects of Radon The EPA has designated January as National Radon Action Month and recommends four things homeowners can do: 1) Test your home, 2)Attend a National Radon Action Month event in your area, 3) Spread the word by telling family and friends about the health risks of radon and encouraging them to test their homes, and 4) Buy a radon-resistant home from builders who use radon-resistant new construction methods. Source: (Environmental Protection Agency, )

7/19/2009 Additional Resources: EPA's Drinking Water Hotline at (800) or at EPA Radon Publications at Your State Radon Contact at Radon Information Resources at The Health Effects of Radon Both EPA and the Surgeon General recommend testing all homes below the third floor for radon. This is true for homeowners and prospective home buyers. The average indoor radon level is estimated to be about 1.3 pCi/L, and about 0.4 pCi/L of radon is normally found in the outside air. There are two ways to test for radon. The first is short-term testing which can be done by the homeowner with a radon test kit or by a qualified tester. The test canister remains in the home for two days to 90 days, depending on the device and is subsequently sent to a testing lab to obtain the results. Because radon levels tend to vary from day to day and season to season, a short-term test is less likely than a long-term test to tell the year-round average radon level. With long-term testing the device remains for more than 90 days and will provide a reading that is more likely to be equivalent to the home's year-round average radon level. The EPA recommends beginning with the short-term test. If the results are at the EPA’s action level of 4 pCi/L or higher, follow-up testing should be done with either a second short-term test or a long-term test immediately. If these tests confirm the first test results, the EPA recommends fixing the home. Source: (Environmental Protection Agency, )

Module 3 – Information for Schools
7/19/2009 EPA and Schools EPA recommends testing all schools for radon 1988 study of schools in Fairfax County, Virginia Findings used to develop Radon Measurement in Schools - An Interim Report. Used as a guide for measuring radon in schools Source: (Environmental Protection Agency, 1993) The Health Effects of Radon Just as EPA recommends testing all homes for radon, they also recommend testing in schools. EPA's investigations of radon in schools were initiated in 1988 with a study of schools in Fairfax County, Virginia. Findings from that study were used to develop the Radon Measurement in Schools - An Interim Report. Schools subsequently began using this document as a guide for measuring radon in schools Source: (Environmental Protection Agency, 1993)

7/19/2009 EPA and Schools School Protocol Development Study Further examines how to conduct radon measurements in schools. Study suggested that elevated radon levels (levels ≥ 4pCi/L) exist in some schools in every state. Most elevated measurements were greater than 4 pCi/L Several schools found with levels well over 20 pCi/L Some found with concentrations over 100 pCi/L Source: (Environmental Protection Agency, 1993) The Health Effects of Radon In 1989 and 1990, EPA conducted the nationwide School Protocol Development Study to further examine how best to conduct radon measurements in schools. The results of this study also suggested that elevated radon levels (levels ≥ 4pCi/L) may exist in at least some schools in every state. Although most elevated measurements in this study were slightly greater than 4 pCi/L, several schools were found with levels well over 20 pCi/L while some have been found with concentrations over 100 pCi/L. Source: (Environmental Protection Agency, 1993)

7/19/2009 EPA and Schools EPA also conducted a National School Radon Survey Provides a statistically valid representation of the levels of radon in schools at the national level Results show widespread radon contamination EPA estimates that 19.3% of U.S. have at least one room with short-term radon levels above 4 pCi/L In total, over 70,000 schoolrooms have short-term radon levels above 4 pCi/L Source: (Environmental Protection Agency, 1993) The Health Effects of Radon EPA has also conducted a National School Radon Survey which provides a statistically valid representation of the levels of radon in schools at the national level but not at the state or local level. The results show widespread radon contamination in schools. EPA estimates that 19.3% of U.S. schools, nearly one in five, have at least one frequently occupied ground contact room with short-term radon levels above the EPA action level of 4 pCi/L. In total, EPA estimates that over 70,000 schoolrooms in use today have short-term radon levels above 4 pCi/L . Source: (Environmental Protection Agency, 1993)

7/19/2009 EPA and Schools The EPA recommends same testing method of short and long-term testing. If necessary, proceed with diagnostics and mitigation plans Schools should conduct initial measurements in all frequently occupied rooms in contact with the ground Usually classrooms, offices, laboratories, cafeterias, libraries, and gymnasiums. Future retesting should be done After significant changes to the building structure or the HVAC system. Source: (Environmental Protection Agency, 1993) The Health Effects of Radon The EPA (1993) recommends using the same testing method of short and long-term testing as described for homes. If necessary, schools can reduce radon levels by proceeding with diagnostics, which involve the evaluation of radon entry points and the identification of the appropriate radon reduction technique, and mitigation, which is the design and implementation of a radon reduction system. EPA recommends that schools conduct initial measurements in all frequently occupied rooms in contact with the ground, which are usually classrooms, offices, laboratories, cafeterias, libraries, and gymnasiums. In addition to initial and follow-up measurements, EPA recommends that schools retest sometime in the future especially after significant changes to the building structure or the HVAC system. Source: (Environmental Protection Agency, 1993)

7/19/2009 Summary of EPA Recommendations Initial short-term tests in all frequently occupied, ground contact rooms Initial testing during the coldest months when the heating system is operating and windows and doors are closed Short-term test of 2 to-5 days should be conducted on weekdays with the HVAC system operating normally If the short-term test shows level in a room is 4 pCi/L or greater, conduct either a second short-term or a long-term test to confirm EPA does not recommend that schools use a single short-term test result for determining action Duplicates and blanks should accompany all testing programs Trained school personnel or a RMP-listed measurement service should supervise and/or conduct the testing program. Source: (Environmental Protection Agency, 1993) The Health Effects of Radon The EPA (1993) recommends using the same testing method of short and long-term testing as described for homes. If necessary, schools can reduce radon levels by proceeding with diagnostics, which involve the evaluation of radon entry points and the identification of the appropriate radon reduction technique, and mitigation, which is the design and implementation of a radon reduction system. EPA recommends that schools conduct initial measurements in all frequently occupied rooms in contact with the ground, which are usually classrooms, offices, laboratories, cafeterias, libraries, and gymnasiums. In addition to initial and follow-up measurements, EPA recommends that schools retest sometime in the future especially after significant changes to the building structure or the HVAC system. Source: (Environmental Protection Agency, 1993)

7/19/2009 Additional Resources: EPA Radon Publications at Radon Links - Kids, Students and Teachers at State Indoor Radon Grant (SIRG) Program at The Health Effects of Radon The EPA (1993) recommends using the same testing method of short and long-term testing as described for homes. If necessary, schools can reduce radon levels by proceeding with diagnostics, which involve the evaluation of radon entry points and the identification of the appropriate radon reduction technique, and mitigation, which is the design and implementation of a radon reduction system. EPA recommends that schools conduct initial measurements in all frequently occupied rooms in contact with the ground, which are usually classrooms, offices, laboratories, cafeterias, libraries, and gymnasiums. In addition to initial and follow-up measurements, EPA recommends that schools retest sometime in the future especially after significant changes to the building structure or the HVAC system. Source: (Environmental Protection Agency, 1993)

Module 4 – Information for Real Estate Professionals
7/19/2009 Federal Housing Commissioner 2004 : issued radon gas notice Required a release agreement in all sales contracts for HUD properties Notifies purchasers of potential health problems of radon Use of the agreement expired on May 31, 2005. Agreement was used in the purchase of approximately 78,000 properties Source: (Environmental Protection Agency, ) The Health Effects of Radon In 2004, the Federal Housing Commissioner issued a radon gas and mold Notice requiring that a release agreement be included in all sales contracts for Housing and Urban Development (HUD) acquired single family properties. The agreement notifies purchasers of the potential health problems caused by exposure to radon and some molds. Required use of the agreement expired on May 31, 2005. In 2004 this agreement was used in the purchase of approximately 78,000 single-family properties. Source: (Environmental Protection Agency, )

7/19/2009 Federal Housing Commissioner 2006: informed FHA mortgagees about revisions to its home inspection form Reaches millions of homebuyers Section on radon included EPA and U.S. Surgeon General’s recommendation EPA's SOS-Radon hotline. Mortgagees required to provide the form to prospective homebuyers Form is mandatory for all FHA-insured mortgages Source: (Environmental Protection Agency, ) The Health Effects of Radon In a 2006 the Federal Housing Commissioner informed Federal Housing Administration (FHA) mortgagees about revisions to its home inspection form that reaches millions of homebuyers. A section on radon testing had been included, as well as the EPA and U.S. Surgeon General’s recommendation that all homes be tested, and the EPA's SOS-Radon hotline. Mortgagees are required to provide the form to prospective homebuyers at first contact and the form is mandatory for all FHA-insured forward mortgages Source: (Environmental Protection Agency, )

7/19/2009 Section 203(k) Mortgage Financing Program HUD’s primary tool for improving single family homes Program allows home buyers to finance the improvement of a home Reducing radon levels in a home is eligible The total cost must be at least $5,000 “An important tool for expanding home ownership, revitalizing homes, neighborhoods and communities, and for making homes healthier and safer for those who occupy them.” Source: (Environmental Protection Agency, ) The Health Effects of Radon In a 2006 the Federal Housing Commissioner informed Federal Housing Administration (FHA) mortgagees about revisions to its home inspection form that reaches millions of homebuyers. A section on radon testing had been included, as well as the EPA and U.S. Surgeon General’s recommendation that all homes be tested, and the EPA's SOS-Radon hotline. Mortgagees are required to provide the form to prospective homebuyers at first contact and the form is mandatory for all FHA-insured forward mortgages Source: (Environmental Protection Agency, )

7/19/2009 The Radon Mitigation System Inspection Checklist Home inspectors offer radon mitigation system inspections to home inspection clients Created by the American Society of Home Inspectors in cooperation with the EPA's Indoor Environments Division Checklist promotes radon awareness, testing, and mitigation Inspection results indicate whether the home has a mitigation system Encourages the verification that indoor radon levels are below 4 pCi/L Checklist constructed using several sources EPA technical radon mitigation and radon-resistant documents, Radon inspection checklists used by state radon programs Source: (Environmental Protection Agency, ) The Health Effects of Radon In addition, home inspectors offer radon mitigation system inspections to home inspection clients through a tool created by the American Society of Home Inspectors (ASHI) in cooperation with the EPA's Indoor Environments Division: The Radon Mitigation System Inspection Checklist. The checklist promotes radon awareness, testing, and mitigation with people who are having their home, or prospective home, inspected. The inspection results indicate whether the home has a mitigation system, and encourages the homeowner or prospective homeowner to verify that indoor radon levels are below the EPA action level of 4 pCi/L. The Checklist was constructed using several sources, including EPA technical radon mitigation and radon-resistant documents, and radon inspection checklists used by state radon programs Source: (Environmental Protection Agency, )

7/19/2009 EPA Video Breathing Easy: What Home Buyers and Sellers Should Know About Radon Primary audiences are home buyers, sellers, real estate agents, & brokers Provides a visual educational tool How to best include radon in residential real estate transactions Covers the basics: Radon science Lung cancer risk Home inspection Building a new home radon-resistant Testing & fixing a home Disclosure State radon offices Hotline & web resources Key radon numbers Source: (Environmental Protection Agency, ) The Health Effects of Radon Finally, the EPA offers a video entitled, Breathing Easy: What Home Buyers and Sellers Should Know About Radon. The primary audiences are home buyers and sellers, and real estate sales agents and brokers. The video provides a short visual educational tool on how to best include radon in residential real estate transactions. It covers the basics, including radon science, the lung cancer risk, home inspection, building a new home radon-resistant, testing and fixing a home, disclosure, state radon offices, hotline and web resources, and key radon numbers, such as EPA's action level and the U.S. indoor and outdoor averages (U.S. Environmental Protection Agency, ). Source: (Environmental Protection Agency, )

References 7/19/2009 U.S. Environmental Protection Agency. (2009-1). A Citizen's Guide to Radon. Retrieved July 17, 2009, from US EPA: U.S. Environmental Protection Agency. (2009-2). EPA Map of Radon Zones. Retrieved July 17, 2009, from U.S. EPA: U.S. Environmental Protection Agency. (2009-3). Radon Health Risks. Retrieved July 17, 2009, from U.S. EPA: U.S. Environmental Protection Agency. (1993). Radon Measurement in Schools, Revised Edition. Washington, D.C.: U.S. Government Printing Office. U.S. Environmental Protection Agency. (2009-4). Radon National Action Month. Retrieved July 17, 2009, from U.S. EPA: U.S. Environmental Protection Agency. (2009-5). Real Estate and Radon. Retrieved July 17, 2009, from U.S. EPA: The Health Effects of Radon

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