Advanced Radon Technologies, Inc. - Radon in Real Estate
Radon testing is becoming more common during Real Estate transactions in the Inland Northwest. In the near future, Radon testing will be completed in virtually all real estate transactions. Radon testing in real estate is far more common in many cities not far from Spokane and Coeur d' Alene. Portland OR and Butte, MT already conduct radon tests in almost all real estate transactions, and it will happen in Spokane and Coeur d' Alene in the next few years.
Home Buyers:
Home Buyers should always conduct radon testing prior to purchasing a house, regardless of the age of the home, just completed or 100+ years old and every home in between. In the greater Inland Northwest 60% to 80% of all houses have radon levels above the action level of 4 Pc/L. Zip codes in the Inland Northwest are home to some of the highest radon levels in the United States. Most home inspectors will conduct a radon test for you as part of the home inspection. There is an additional fee ($75 to $150). This is relatively inexpensive for peace of mind, and protection of your family and investment. It is the recommendation of A.R.T. that buyers either remain in control of repairs to the home, including radon, or at least have a say in who conducts the repairs. Radon, in most of the Western United States, is completely UN REGULATED by the states. This means anyone can claim to be a radon expert! Always have a certified radon mitigation firm, and preferably a certified radon mitigator, install your radon system including a full guarantee to reduce the radon levels below 4 Pc/L. (See links below) Even though most estimates for radon systems can be conducted over the phone or by internet, it is always best to meet the company in person, on site to get a better idea of who and how the system is likely to be installed. Be concerned if they refuse to meet you at the house! Always check for reviews online and ask your Home Inspector or Realtor to ask around their office.
Home Sellers:
Home Sellers should be prepared for the possibility that radon testing or mitigation may come up in the process of selling their house. Depending on your zip code, 60% to 80% of homes have radon levels above the US EPA action level of 4 Pc/L. Most radon systems cost between $1100.00 for very simple ones to $1800.000 for the more challenging ones. Radon in most of the Western United States is completely UN REGULATED by the states. This means anyone can claim to be a radon expert! Always have a certified radon mitigation firm, and preferably a certified radon mitigator, install your radon system, including a full guarantee to reduce the radon levels below 4 Pc/L (See links below) Even though most estimates for radon systems can be conducted over the phone or by internet it is always best to meet the company in person on site to get a better idea of who and how the system is likely to be installed. Be concerned if they refuse to meet you at the house! Always check for reviews online and ask your Home Inspector or Realtor to ask around their office.
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Realtors:
Selling Agents:
Advanced Radon Technologies recommends that all homebuyers run a radon test as part of their home inspection. Even new construction houses many have very elevated levels of radon. ART suggests that all realtors have their clients sign a radon specific disclosure form. This will protect you if a issue arises later. In the near future almost all house transactions will have radon testing as a part of the sale, the more prepared you and your client the more smoothly the whole process will be. Get to know you local radon testers and mitigation firms so you can advise your clients.
Listing Agents:
Advanced Radon Technologies recommends that all home sellers be aware that a radon test may be conducted in the sale of their house and that 60% to 80% in the Inland Northwest are above the US EPA action level of 4 pCi/L. Radon is easy to repair, takes one day and most cost between $1200 and $1700. If the home seller is prepared and a test is conducted and fails no hidden costs "come out of the blue" Get to know you local radon testers and mitigation firms so you can advise your clients.
Radon Myths:
1) You have to have a basement to have a radon problem.
A) No. 60% to 80% of ALL houses in Spokane/CdA area have elevated radon regardless if the house has a basement, slab or crawl space.
2) Radon Testing and Mitigation are very expensive.
A) No. Radon testing ranges are approximately $75 to $150. Radon mitigation ranges approximately $1200 to $1700 in 85% of local homes. VERY few homes cost more than $2000 for mitigations systems.
3) Only certain areas have a radon problem.
A) Radon is found in high levels in ALL local zip codes. Some areas have higher percentages of homes with elevated levels, or higher radon levels, but radon is found just about everywhere in the Inland Northwest.
4) Vacant homes have higher radon levels.
A) Vacant homes always test LOWER than occupied houses if all radon testing protocols are met. The forces that impact radon are minimized when the house is unoccupied. Heating, exhaust fans, wood stoves/fireplaces and clothes dryers all raise radon levels, but are minimized or not used at all when the house is vacant.
5) If a house has a passive system all you need is a fan installed.
A) This is true for some houses, but not all or even most. If it is a larger home or if the radon levels are above 10 pCi/L the number of homes that can be repaired goes down substantially. It is ART's suggestion that a larger radon fan (Retro style) fan be installed and the home retested to make sure the passive radon system is effective or not. Many homes require a completely new Retro system be installed to reduce the radon levels below 4 pCi/L.
I am sure I will come up with a few more myths so leave me some additional space to add them later. Please use bold and color texts to make the separate parts of this page stand out. The users of this page will know little or nothing about radon, radon testing or radon mitigation.