Sellers should know about the health risks associated with radon, a naturally occurring gas you can't see, smell or taste. Radon can be found anywhere, and the Surgeon General has issued the following Health Advisory: "Indoor radon gas is the second leading cause of lung cancer in the United States and breathing it over prolonged periods can present a significant health risk... It's important to know that this threat is completely preventable. Radon can be detected with a simple test and fixed through well-established venting techniques."
Radon trapped in soil typically enters indoor air through cracks or holes in the foundation, or through well water. Local geology, construction materials and how the house was built are all factors that affect radon levels, which can vary widely in the same neighborhood. The EPA suggests mitigation when the indoor level is 4 pCi/L (picoCuries per Liter) or more. Because of rock formations prevalent in the area, Henderson, Buncombe and Transylvania Counties are rated Zone 1 (red zones) with a predicted average indoor radon screening level greater than 4 pCi/L.
Consider having your house tested by a qualified individual or company before putting it on the market. If you don't test, it's likely the buyer will. Have the test done in the lowest level of the house that could be used regularly. If an unacceptable level of radon is found, it can be reduced by installing a simple venting system. The right system depends upon the design of your house and other factors, and must conform to EPA requirements. There is a potential conflict of interest if the same person or firm performs the testing and installs the mitigation system. Obtain more than one estimate, and after the mitigation is done, have your house re-tested by an independent qualified radon specialist.
Answers to your questions about radon can be found in a publication from the EPA, "Home Buyer's and Seller's Guide to Radon" (EPA 402/K-09/002). You also can visit the EPA website for more information: http://www.epa.gov/radon.
Smart Selling Tip:
Because of local rock formations, radon issues are a fact of life in our area. Before putting your house on the market, consider having it tested by a qualified individual or company and install a mitigation system, when needed. If you don't test, the buyer likely will. Use a clean radon report as a marketing and negotiating tool.
©2009 Sandy LeRoy and Mary Stephens
Smart Selling is a collaboration by two local businesswomen whose work is directly connected with the real estate industry: Mary Stephens of Prudential Lifestyle Realty (ronstephensproperties.com) and Sandy LeRoy of Sterling Property Services (sterlingpropertyservice.com). Questions and comments invited.
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