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Don't Let High Radon Level Kill Your Dutchess County Real Estate Deal

By Jennifer Fivelsdal

Real Estate Broker/Owner with JFIVE Home Realty LLC | 845-758-6842|162 Deer Run Rd Red Hook NY 12571 10491201242

December 24, 2006 05:55 PM

I have seen agents deals killed because of a high radon level; this really should not be the case. As agents we need to educate our buyers and sellers. Radon is present every where, and if the level is high it can be fixed. I took a look at the radon level in the Dutchess County in which I live and the radon level is higher than the EPA recommended level; so I would direct the client to the site so they could see that there is a good probability the radon level would be high in their home.

What is Radon?

It is a colorless, odorless gas formed as a result of uranium breaking down in the soil, rock and water.

Why should we care about Radon ?

Radon is known to cause lung cancer; because of this the EPA recommends the level should not exceed 4pCi/L (picoCuries is the measurement used for radon)

What if the the level exceed 4 pCi/L?

If the test is high you could go ahead and conduct a long term test. The radon level is not constant, it can be affected by the weather, season etc.

Most buyers and seller go ahead with mitigation, this is accomplished by using a sub-slab depressurization system; that is, a hole is drilled into the basement floor, a pipe is inserted to suck out the radon gas and a fan is used to vent it out through the roof. This process cost around $1000-$1500.

You can also seal up crack in your basement floor.

Here is an example of a test

For more information on radon consult the EPA

http://www.health.state.ny.us/nysdoh/radon/radonhom.htm

Jennifer Fivelsdal - JFIVE HOMES REALTY LLC - 845-758-6842- jennifer@jfivehomes.com

www.jfivehomes.com or www.midhudsonhomevalue.com

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Jennifer Fivelsdal

JFIVE Home Realty LLC | 845-758-6842|162 Deer Run Rd Red Hook NY 12571 - Rhinebeck, NY

Mid Hudson Valley real estate connection

Lenn those agents who claim it is not important better read the EPA booklet. Could they be held liable for not informing the client? that is a possibility.

Dec 25, 2006 01:21 PM

Jennifer Fivelsdal

JFIVE Home Realty LLC | 845-758-6842|162 Deer Run Rd Red Hook NY 12571 - Rhinebeck, NY

Mid Hudson Valley real estate connection

Leigh, I am glad it is not a real problem for you. I know a lot of New Yorkers have moved to NC so the agents might be asked about it.

Dec 25, 2006 01:24 PM

Jennifer Fivelsdal

JFIVE Home Realty LLC | 845-758-6842|162 Deer Run Rd Red Hook NY 12571 - Rhinebeck, NY

Mid Hudson Valley real estate connection

Jay thank you for pointing out that radon in water is a big issue. I suppose it is not so much of an issue here. Could you share how this problem is mitigated?

Dec 25, 2006 01:27 PM

Jennifer Fivelsdal

JFIVE Home Realty LLC | 845-758-6842|162 Deer Run Rd Red Hook NY 12571 - Rhinebeck, NY

Mid Hudson Valley real estate connection

Jeff with the sharing of information agents come to the realization that it is a fixable problem.

Also thanks for pointing out the gold star I was unaware.

Dec 25, 2006 01:31 PM

Jennifer Fivelsdal

JFIVE Home Realty LLC | 845-758-6842|162 Deer Run Rd Red Hook NY 12571 - Rhinebeck, NY

Mid Hudson Valley real estate connection

Jeff with the sharing of information agents come to the realization that it is a fixable problem.

Also thanks for pointing out the gold star I was unaware.

Dec 25, 2006 01:31 PM

Angus in Naperville IL

RE/MAX of Naperville - Naperville, IL

Jennifer - We tend to take Radon in stride... if it's there... remediate it. No big deal. (with the caveat that we are not dealing with it in water here)

Truthfully the 48 hour "closed house" tests are not very realistic, since we don't tend to live that way... also the weather can effect the readings as well. Unfortunately due to the nature of our transactions, needing a quick reading... it's our only real option. It's a shame to see that black box and the pipe run up the house for a 4.4 reading... chances are that a six month test will come in much lower.

Moo

Dec 25, 2006 01:43 PM

Margaret Rome Baltimore 410-530-2400

HomeRome Realty 410-530-2400 - Pikesville, MD

Sell Your Home With Margaret Rome

Radon should never be the cause of a lost sale. Maryland contract allows for a radon inspection with a choice to check for the seller to mitigate if the levels are high or a place to check to allow the buyer out of the contract if the levels are high. I always have my sellers agree to correct the radon and not let the buyer out of the sale. This is one of the things discussed at a listing presentation along with all the other disclosures.

Congratulations on your featured post!

www.homerome.com

Baltimore,Md

Dec 25, 2006 02:36 PM

Derek and Mariana Wagner

The Artisan Group- Keller Williams Premier Realty - Colorado Springs, CO

The Artisan Group - Colorado Springs REALTORS®

Radon is everywhere. It just needs to be acknowledged, tested and professionally mitigated (fans). Colorado can have some super high levels - The highest we saw was 43 pCi/L. Great post, and congrats on the gold star!

Dec 25, 2006 03:27 PM

John Novak

Keller Williams Realty The Marketplace - Las Vegas, NV

Henderson, Las Vegas and Summerlin Real Estate

Education is the key - for both agents and consumers. Just bring in the proper professional to get it treated properly and close the deal. Gold star - great work!

Dec 25, 2006 04:42 PM

Randy L. Prothero

eXp Realty - Hollister, MO

Missouri REALTOR, (808) 384-5645

Jennifer, we are fortunate that is one thing we do not have to deal with in Hawaii. It sounds easier to address than our termites.

Dec 25, 2006 04:49 PM

Kaushik Sirkar

Call Realty, Inc. - Chandler, AZ

Don't think Radon is toooo much of an issue in AZ (someone correct me if i'm wrong) but I do recall growing up in NJ that it was quite the cause for concern!

Dec 25, 2006 06:49 PM

William Collins

ERA Queen City Realty - Scotch Plains, NJ

Property and Asset Management

Jennifer,

Thanks for the post. Still a big deal here in New Jersey. Educating the buyer can help to save the deal. Knowing your market area can help you to be proactive, by having the seller test and address the issue if they are in an area known for the problem.

Dec 25, 2006 07:31 PM

John Klassen

M & T Bank - Kingston, NY

Great job Jennifer. I have written mortgages throughout the Hudson Valley and there are pockets where this is an important consideration. Fortunately with some thought and planning remediation systems can limited or remove the harmful effects.

Dec 26, 2006 01:59 AM

Jeff Turner

RealSatisfied - Santa Clarita, CA

Jennifer... congratulations on your first gold star!!! I'm smiling very wide. SVW

Dec 26, 2006 02:16 AM

Jeff Dowler, CRS

eXp Realty of California, Inc. - Carlsbad, CA

The Southern California Relocation Dude

Good post, Jennifer - informative, well written. Thanks for sharing on a subject that not too many people think much about, but should. I know of people who have backed out of deals because of high levels and sellers did not want to mitigate. Have not had a problem with any of my deals...yet.

Dec 26, 2006 02:38 AM

Robert Hammerstein -

Christie's International Real Estate - Hillsdale, NJ

Bergen County NJ Real Estate

Good information to remind us of! We had one such deal some five or more years ago in an area that was surprising to find it in. Our customer was a plumber and was also shocked by it but went ahead and had his own radon expert come in with a computer that was placed in the home which read the levels at different times. The Seller mitigated and the Buyer, who is now our personal plumber went ahead and had holes in the basement floor sealed up wherever possible and still lives in the home. But it's nice to have it refreshed in our minds from time to time since these are points that we, as Realtors, should always be prepared to address.

Not all Buyers will be open to having the mitigation done but it was an excellent post! Thanks!

Lisa & Bob

Dec 26, 2006 03:31 AM

Jay McGillicuddy

Berkshire Hathaway HomeServices Verani Realty - Exeter, NH

Real Estate Broker

Jennifer radon in the water can be mitigated by at least two different methods.

1. Aeration treatment

2.Granular activated charcoal.

Here is a website at the Bureau of Radiation Protection out of the Commonwealth of PA.

I hope this website is helpful.

Thanks Jay

Dec 26, 2006 04:43 AM

Jennifer Fivelsdal

JFIVE Home Realty LLC | 845-758-6842|162 Deer Run Rd Red Hook NY 12571 - Rhinebeck, NY

Mid Hudson Valley real estate connection

Moo, yes it would be hard to get a good reading with windows and door left open. With a 4.4 reading I would retest because the level is alway changing due to varied weather conditions.

Maureen, you are right, if discussed upfront you would know how your clients felt about the subject and could address their fears. It was also nice getting a featured post but was surprised this subject would do it.

Mariana, thank you, it is important to be aware of the levels in your location, this will determine how the subject will be addressed.

John, thank you, yes education is key.

Randy, you won't believe it I read your comment last night and today I have a termite issue on a deal I am hoping to close in January. The house is over a 100 years old and I am hoping further test will show this infestation was in the past.

Kaushik, thank you, I did not get a change to check into radon level in Arizona but it must not be a problem or else you would know.

William, It seems most of the northeast has radon issue. It would be nice if the sellers would test upfront, but because the level can be affected by so many things I suppose they just want to have it done once--when the buyer conducts his inspection.

John, you know my market place so you are fully aware of the issues and know that education goes a long way.

Jeff Turner, thank you, and I want to congratulate you for getting most or all of your post featured.

Jeff Dowler, It is pleasure sharing information.

Lisa and Bob, Glad to hear the problem was mitigated you made the sale and now have a new friend.

Jay, Thank you for the information on mitigating radon in water, i focused more on the airborne because that is what is common in my area. I would like to find out more about the water radon, I am not sure the standard water test covers it.

Thank you to everyone who read or posted comments.

Dec 26, 2006 04:26 PM

Eric Egeland

RE/MAX SUBURBAN - Libertyville, IL

SFR, e-PRO, CDPE

Since Jan. 1 of 2008 we are required to do a Radon Disclosure. I personally haven't had any listings or purchase that had a high level, but now that everyone is testing I'm hearing more and more cases.

Does anyone know the hazards of living in a home that has been mitigated?

Apr 15, 2008 09:38 AM

Jason Rose

123 ConEd LLC -- Michigan real estate continuing education - Farmington Hills, MI

www.123ConEd.com

Thanks for the great post, Jennifer. You provided some really important and helpful information. You are absolutely right that a high radon level should not be a deal killer, especially since high radon levels can be easily mitigated at fairly low cost. In fact, I purchased a home a few years ago that had a high level of radon. In order to close the deal, the sellers agreed to install a radon mitigation system, which cost them about $1,200, and almost totally eliminated the radon levels. It was well worth their money because it closed the deal.

Most people do not know this, but radon is the second leading cause of lung cancer in the United States and is believed to be responsible for an estimated 21,000 deaths per year.

I'm writing from Michigan. According to the CDC, more than 600 radon-related deaths are projected to occur in Michigan this year alone. According to the EPA, one in eight homes in Michigan is expected to have an elevated indoor radon level, and in some counties more than 40% of the homes are expected to have a problem. The only way to know if a home has a problem is to test.

If you are a real estate professional, radon and indoor air is something you should know about. It is a serious health risk, but there are simple and inexpensive ways to test for it and fix it if necessary. Like any health risk today, it is something that more and more people know about either through a home sale or through the media.

Radon is such an important issue for real estate professionals that I'm in the process of preparing a continuing education course exclusively on radon for my online continuing education school. The course will inform Michigan real estate professionals all about radon and what they need to know in order to properly advise buyers and sellers.

Feb 20, 2009 03:40 AM