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

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

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

Posted by Jennifer Fivelsdal, Fishkill NY on 12/25/2006 01:55 AM

Comments (29)

radon, home inspection, dutchess county real estate, new york, environment isse, basement, radon mitigation, epa

Originally posted at: Rhinebeck Living: Don't Let High Radon Level Kill Your Dutchess County Real Estate Deal

This post has been included in New York Information Dutchess County, NY Information Red Hook, NY Information
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29 Comments on Don't Let High Radon Level Kill Your Dutchess County Real Estate Deal

DEC

2006

Jennifer ~ we deal with radon issues in Colorado all the time. It used to be a big deal breaker, but these days it's so easy to mitigate. The cost around here is about $800- -$1200 and takes a day to do.

Thanks Kristal, and that is the point I tried to make, it should not be a deal killer, just educate the consumer.

Jennifer, nice informational piece on Radon! To be honest with you, I remember bumping into people who didn't even know what radon was so this is a very nice blog. Thanks for sharing with us. So you are really gonig to come and visit some of those things to do in Fairfield, Connecticut? Thanks for your kind comments on my blog. Happy Holidays to you and your family.

Your Friend,

Nima

We've never lost a contract because of Radon.

The test is $150 and mitigation is $1000. If the seller won't pay it, I will. Anything else would be insane, but I

We have had some ingnorant agents claim that Radon isn't serious and the seller shouldn't be bothered with "stuff like this". It's a killer. I don't want to sell a home with high Radon levels.

've only paid two in the past 15 years and that was because I offered.

Lenn

We don't have hardly any high-level areas (according to the EPA standard guidelines), it's way more prevalent up in the mountains of NC. There are a couple of hot spots that knowledgeable agents have been aware of for some time, and that's where we highly recommend the radon testing. Started talking more about it since the feds have been insisting on it, but I let it be the buyers' decision-give them the county map that you also referenced, and go from there. like anything else, talking about it up front alleviates most issues down the road!

Jennifer, we are from the Granite State so you can just imagine what our transactions are like. The biggest concern here is radon in the water. Radon in the water is a lot more costly to remediate roughly $3K.

Our EPA levels for Radon in the Water is 2000 where Mass., Maine and Vt. are a lot higher. I wish we could get a national level where everyone had to deal with the same type of figure.

I lost a potential sale because the house had a radon water mitigation system and the buyers were scared off by it. I tried to tell them that this was better than if they didn't have a system. I was shocked when they told me they didn't want to persue this particular house.

Merry Christmas and Happy New Year !

Thanks Jay

We don't have much of a problem with it.... and what was sad was when I would have a client pre-qualified for an FHA loan... the realtors would be afraid, becasue they would crack down on Radon.

Overall.... very good post on this and Jennifer, congrats on your First Gold Star.

star

Nima I have been to Farfield, but next time will look for the attractions you pointed out.

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.

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.

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?

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.

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.

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

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

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

2006

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!

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.

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!

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.

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.

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

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.

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

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

2006

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.

APR

2008

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?

FEB

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.

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