Radon and Real Estate in Ohio
Introduction
This fact sheet provides recommendations from the Ohio Department of Health (ODH) on how to address radon concerns that may arise during real estate transactions. Its intent is to assist buyers and sellers in making informed decisions about radon. Radon levels are not regulated in Ohio, so it is up to homeowners themselves to decide how much radon is acceptable in their homes. Handling radon issues during the sale of a home is open to negotiation between the buyer and seller. Since a radon problem can be easily identified and fixed, there is no health-based reason why it should be a "deal breaker".
These recommendations reflect unique aspects of the radon leve ls typical in Ohio. These levels are affected by many factors such as climate, geology and the fact that many basements are used as living space. These recommendations may differ slightly from the advice given by some others such as the U.S. Environmental Protection Agency (EPA).
Why is radon important in Ohio?
Ohio's soils contain concentrations of uranium and radium that supply a constant source of radon. Many of our houses are built and operated in ways that increase the likelihood of radon entry in homes. The ODH estimates that almost one in two (1/2) Ohio homes have radon levels that may pose a large risk to health over many years of exposure. Radon is the leading cause of lung cancer for non-smokers in the United States.
What is radon?
Radon is a naturally occurring gas that enters buildings from the surrounding soil. It is colorless, odorless, tasteless and radioactive.
How can I find out if a home has a radon problem?
Test results from nearby homes cannot be relied upon to predict the radon level in your home. A properly performed radon test within the house is the only way to find out if a radon problem exists. Performing such a test on your own is easy, inexpensive, and can be done privately. Such tests also can be conducted by a Licensed Radon Tester prior to a purchase or by the buyer after moving in when they become the home owner.
A Licensed Radon Tester may be used when an unbiased third party is desired. Under Ohio law, only the homeowner may test; any other tester must be an Ohio Licensed Radon Tester. Although tests by Licensed Testers should be of high quality, they are still subject to the uncertainties related to the timing and duration of the test (see ODH fact sheet, Radon Testing and Use of Test Results, available by calling 1-800-523-4439).
You may contact the ODH Radon Program at 1-800-523-4439 for more information on where to obtain low cost radon test kits, the types of test kits available, how to test your home properly and how to use the results.
How do you test properly?
The goal of radon testing should be to estimate the annual average radon concentration. Since occupant activities, house operations and weather patterns (daily, short-term and seasonal variations) can greatly influence the radon level over short periods of time, the best way to test a house and evaluate the health risk from radon is to perform a long-term test.
The amount of time available until the closing may place practical constraints on the ability to measure radon effectively. Short-term testing, which is typically done for a period of 48 hours to 7 days, is less useful than long-term testing.
- Short-term tests offer a quick and inexpensive way to "screen" for radon in a home. Short-term tests cannot measure the annual average level of radon. Decisions on whether or not to mitigate a home should not be based solely on the results of one short-term test.
- Long-term tests more accurately reflect the average amount of radon in the home during the year. The best way to estimate a year-round average is to test for a full year. If a year-long test can't be done, the test period should include both heating and cooling seasons. Results from long-term radon tests can reasonably be used to decide whether or not to mitigate a home.
What do the test results mean?
The United States Environmental Protection Agency (EPA) set a recommended action level for radon at 4.0 picoCuries/liter (pCi/L) as advice to the public on how to understand their test results. To use the recommended action level correctly, it should be compared to the annual average level of radon measured in a home. If the annual average level of radon in a home is above this action level, EPA and ODH recommend that steps be taken to lower it. See the ODH fact sheet, Radon Testing and Use of Test Results, available by calling 1-800-523-4439, for more detailed advice on the use of test results.
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