Over the past year there has been an increased awareness of Radon Gas as related to the real estate community. During this coming year we may recognize an increased concern about new sources of radon that the public will be learning about through the media. The EPA , NYS DOH and other related organizations are researching new sources which have not been recognized in the past, in addition to taking steps to ensure that Congress, the media, and the general public are aware of the seriousness of exposure to radon gas. This push is based on a recent report released to the EPA by as well as a growing concern among medical professionals regarding the negative impact that radon is having on our health.
According to The National Academy of Sciences, Radon is considered a Class A carcinogen1, The US Surgeon General has identified that Radon Gas causes lung cancer and exposure to radon is the second leading cause of death due to lung cancer in our country today. The EPA believes that approximately one-third of the radon-attributed deaths could have been avoided if radon concentrations in homes were responded to at 4 Pico curies/liter (pCi/L) EPA action threshold and mitigated to less then 2 pCi/l.
According to the American Association of Radon Scientists and Technicians ( AARST), with exposure at the lowest current acceptable level, a typical homeowner whose house tests at 3.0 pCi/l receives exposure equal to annual dose limit for non-nuclear workers at a nuclear power plant. At a higher exposure level, a retiree whose house tests at 20.0 pCi/l receives exposure higher than the NRC’s absolute annual dose limit for nuclear workers. In the Capital Region of NYS radon levels of this magnitude and higher are present in both resale homes and new homes.
What this means to the real estate community is that the issue of radon is not going to go away. In fact, recently identified in upscale homes is the radon which emanates from some granite counter tops. Recently a new home with a granite finished kitchen tested in excess of 100 pCi/l in the kitchen and the counter was emanating 4000 pCi/sf from the surfaces, while the environmental radon was 6 pCi/l in the basement.
As most home buyers look to their real estate professional for guidance we believe your knowledge of this issue is critical. Homebuyers from areas where radon awareness and regulations are higher than in the capital region are now routinely asking for radon testing as a contingency. Since radon testing disclosure is required by state law, now more than ever, real estate professionals need to be aware of what radon is and why proper testing following EPA guidelines is so important. It is also critical to remember that New York State requires that anyone, home inspector or laboratory, analyzing radon test data, must be properly licensed by the State of New York
If you would like further information concerning radon issues, you can reach us at 518-885-3488 and/or you can also go to the EPA website, www.epa.gov/iaq/radon. Upon request, I am also available to provide training regarding this current and critical issue.
1. (Biological Effects of Ionizing Radiation VI Report 1999, pa.gov/iaq/radon/beirvi.html)
Stanley P. Liebert, NEHA 101469RMT, Quality Assurance Director, CMT Laboratories, NYS ELAP 10853