Radon: Is there an affordable cure?
Q: We are planning to sell our home and have learned that we have high levels of radon. Is there an inexpensive way that we can solve this problem before we list the property? And why do some homes in our neighborhood have high radon levels while other homes do not?
A: Radon mitigation, in most cases, is a fairly simple process for a qualified contractor, and is usually not terribly expensive. Costs can vary, but the average is around $1,000 to $1,500. To understand why one home will have high radon levels, while the next-door property does not, let’s review some radon basics.
Radon is a radioactive gas that is emitted from certain types of rocky soil throughout the world and is naturally diffused into the atmosphere.
If the soil has been covered with a building, such as your home, radon can become trapped within the structure and may reach higher concentrations than normally found in the open air.
In homes with raised foundations, radon is seldom a problem because subarea vents allow radon gas to escape. In homes with concrete slab foundations, hairline cracks in the slab enable radon to enter the dwelling space where concentrations can increase to unsafe levels. This can pose a health risk for occupants because radon exposure has been linked to lung cancer.
The key to radon mitigation is the fact that radon gas is attracted to low-pressure areas. Radon mitigation contractors take advantage of this characteristic in the following manner: A metal duct is installed near the center of the home, in an inconspicuous place, such as a closet. The duct extends from beneath the slab to just above the roof. A slow, quiet fan motor is installed in the duct with an upward draft, creating low-pressure suction beneath the slab. This suction draws nearly all of the radon that is emitted from the soil beneath the home and conveys it to the exterior where it dissipates into the atmosphere. If this is done in your home, it should be able to pass a standard radon test. The findings of that test can then be included in your disclosure statement to future homebuyers.
Q: We installed new hardwood flooring on our concrete slab floors about 12 years ago. Last winter, we began to notice darkening and buckling of the wood flooring in one area of our hallway. A contractor made some holes in the adjacent walls to check for plumbing leakage, but he found no pipes in those walls and everything was dry. So now we have two questions. Should we replace the bad floorboards before selling the house? And if we leave the floor as it is, will this scare off buyers?
A: Buckling and darkening of the floorboards are most likely caused by moisture. If this is not related to plumbing leakage, another potential cause would be groundwater seepage through the concrete slab.
This sometimes occurs when the installer of the wood flooring lays the boards directly on the slab, without a moisture-proof membrane. You can discuss possible repairs with a wood-flooring contractor, but replacement boards will most likely not match the existing flooring.
Another solution would be to disclose the problem to future buyers when you eventually sell the home. Buyers are often willing to accept defects that are honestly represented, especially if they intend to remodel or redecorate the home.
• Distributed by Action Coast Publishing. Questions to Barry Stone can be emailed to barry@housedetective.com.