During an inspection for one of my recent transactions, radon was discovered to be present. At first the buyer was skeptical of proceeding with the transaction because of the results, but with some patience and research we were able to give them peace of mind.
First, Radon is a colorless, odorless, tasteless gas created by the natural decay of Uranium and Radium. Uranium and Radium are naturally occurring elements found in all rock and soil to varying degrees.
Radon is an inert gas, which means it's chemically inactive. Since it is chemically inactive, radon can move easily through all gas permeable materials. This is why basements with no visible signs of cracks or penetrations still have radon problems. It's because the gas can permeate directly through concrete.
The most common way radon concentrations are expressed is in "picoCuries per liter" (pCi/L). A pCi/L is one-trillionth of a curie. A "curie" (named after the famous radiation scientist Madame Curie) is the amount of activity given off by the decay of one gram of Radium, which is the equivalent of 2.2 disintegrations per minute, in a liter volume.
In the State of Connecticut, the EPA standard or 4 pCi/L is used as the critical number for Radon. Fr the house in question, the initial inspection testing disclosed a Radon levelof 12.9 pCi/L or 3 times the EPA acceptable limit. Remediation was necessary and was not something the seller could ignore as it would have been there for the next client. The seller was also not aware of the situation.
Several potential sources were consulted and in the end, our client brought in Connecticut Basement Radon Systems located in Stratford Ct.
Their technician came in, provided an estimate and installation schedule, and the process was begun.
This installation was called an outdoor system, because the exhaust fan was installed outside. The concrete floor of the basement was breached, a pit below grade level was created and a collection head was installed.
The penetration was sealed, and a PVC exhaust stack was run up the inside wall and routed outside to the suction fan.
On the outside of the house, the duct is extended past the roof level so that the gas can naturally dissipate. Once completed, the test for radon levels is again performed.
This time, the levels came back at 1.1 pCi/L, which was well within limits.
Connecticut Basement Radon Systems then gave the sellers a transferable 5 year warranty to pass along to the new owners. Total cost for the installed system with full warranty was $1,050.
The buyers were satisfied. The sellers were pleased to continue with the contract, and as often happens only in nursery rhymes, 'They all lived happily ever after."
Radon doesn't have to cancel a transaction. Common sense and good judgment will always make a sensitive situation something that can be overcome.
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