How to Fix Radon in Your Home: A Definitive Guide
Fixing radon in your home primarily involves installing a radon mitigation system, which vents radon gas from under the foundation to the outside air. These systems, typically involving a vent pipe and fan, significantly reduce radon levels and protect your family’s health.
Understanding Radon and Its Risks
Radon is a naturally occurring, radioactive gas that you can’t see, smell, or taste. It’s formed from the breakdown of uranium in soil, rock, and water. While present in the air we breathe, it can accumulate to dangerous levels inside homes. Prolonged exposure to high radon levels is a leading cause of lung cancer, second only to smoking.
How Radon Enters Your Home
Radon enters homes through cracks and openings in the foundation, walls, and around pipes. Suction caused by the stack effect (warm air rising and escaping through the roof) draws radon gas up from the soil and into the house. Radon can also enter through well water in some regions.
Testing Your Home for Radon: The First Step
Before you can fix a radon problem, you need to know if you have one. The Environmental Protection Agency (EPA) recommends that all homes be tested for radon. You can either hire a qualified radon professional or purchase a do-it-yourself (DIY) test kit.
DIY Radon Testing
DIY test kits are readily available online and at hardware stores. Follow the instructions carefully, placing the detector in the lowest lived-in level of your home (e.g., basement or first floor). Return the kit to the lab for analysis and results.
Professional Radon Testing
A professional radon tester uses specialized equipment and follows established protocols. They can conduct both short-term (2-7 days) and long-term (90 days or more) tests, depending on your needs. Professional testing provides more comprehensive data and can identify potential entry points.
Radon Mitigation: The Solution
If your radon test results are at or above the EPA’s action level of 4 picocuries per liter (pCi/L), you should take steps to mitigate the problem.
Active Soil Depressurization (ASD)
Active Soil Depressurization (ASD) is the most common and effective radon mitigation technique. It involves creating a suction under the concrete slab and venting the radon gas safely outside.
How ASD Works:
- A hole is drilled through the concrete slab.
- A suction pit is created under the slab.
- A PVC vent pipe is inserted into the hole and sealed.
- A radon fan is installed in the vent pipe, typically in the attic or outside the house.
- The fan draws radon gas from under the slab and vents it above the roofline, where it disperses into the atmosphere.
Sealing Cracks and Openings
While sealing cracks and openings can help, it’s rarely enough to reduce radon levels to acceptable levels on its own. It’s best used in conjunction with an ASD system. Thoroughly seal cracks in foundation walls and floors, around pipes, and other potential entry points with caulk or sealant.
Sub-Slab Depressurization
Similar to ASD, sub-slab depressurization involves creating a vacuum under the slab to draw radon gas away from the home. This is the preferred method for homes with basements or crawl spaces.
Crawl Space Mitigation
If your home has a crawl space, the process involves covering the earth floor with a polyethylene plastic sheet and installing a vent pipe and fan to draw radon gas from beneath the plastic.
Block Wall Depressurization
This method is used in homes with hollow block foundations. It involves drilling into the blocks and creating a vacuum to draw out radon gas trapped within the blocks.
Choosing a Radon Mitigation Professional
Selecting a qualified and experienced radon mitigation professional is crucial.
Here’s what to look for:
- Certification: Ensure the professional is certified by the American Association of Radon Scientists and Technologists (AARST) or the National Radon Proficiency Program (NRPP).
- Experience: Inquire about their experience in mitigating radon in homes similar to yours.
- Insurance: Verify they have liability insurance and worker’s compensation coverage.
- References: Ask for references and contact them to learn about their experience with the contractor.
- Detailed Proposal: Obtain a written proposal outlining the work to be done, the cost, and the guarantee.
Post-Mitigation Testing
After the mitigation system is installed, it’s essential to retest your home for radon to ensure the system is working effectively. The EPA recommends conducting a short-term test within 30 days of system installation.
Maintenance of Radon Mitigation Systems
Radon mitigation systems require minimal maintenance. Check the fan regularly to ensure it’s operating properly. Most fans have a manometer or other indicator to show that the system is working. Replace the fan as needed (typically every 5-10 years).
Frequently Asked Questions (FAQs)
1. How much does radon mitigation cost?
The cost of radon mitigation varies depending on the method used, the size of the home, and the complexity of the installation. Active Soil Depressurization (ASD) systems typically cost between $800 and $2,500.
2. Can I install a radon mitigation system myself?
While DIY radon mitigation kits are available, it is strongly recommended to hire a certified professional. Improper installation can render the system ineffective and even increase radon levels. Professionals have the expertise, equipment, and training to ensure the system is installed correctly and safely.
3. Does radon mitigation reduce property value?
On the contrary, a radon mitigation system can increase property value. Addressing radon concerns demonstrates responsible homeownership and can make your home more appealing to potential buyers.
4. How long does a radon mitigation system last?
The components of a radon mitigation system, such as the vent pipe, can last for decades. The radon fan, however, typically needs to be replaced every 5-10 years.
5. Is radon a problem in all parts of the country?
Radon is present in all parts of the United States, but some areas have higher average levels than others. The EPA provides maps showing radon zones, but it’s important to remember that radon levels can vary significantly even within the same zone.
6. Does opening windows reduce radon levels?
Opening windows can temporarily reduce radon levels by increasing ventilation, but it’s not a reliable long-term solution. Radon levels will quickly return to previous levels once the windows are closed.
7. Can radon be present in well water?
Yes, radon can be present in well water. If your well water is a source of radon, you may need to install a water aeration system or granular activated carbon (GAC) filter to remove the radon.
8. Do new homes need radon mitigation systems?
Many new homes are built with radon-resistant construction techniques. However, it’s still recommended to test new homes for radon after occupancy to ensure levels are below the EPA action level.
9. What is radon-resistant construction?
Radon-resistant construction involves building techniques that minimize radon entry. These techniques include using a vapor barrier under the slab, sealing cracks and openings, and installing a passive vent pipe.
10. How often should I test my home for radon?
It’s recommended to test your home for radon every two years, especially if you’ve made changes to your home’s foundation or ventilation system. Also, test if you have done any major renovations or closed any crawl spaces.
11. Will a radon mitigation system eliminate radon completely?
Radon mitigation systems aim to reduce radon levels below the EPA action level of 4 pCi/L. While they may not eliminate radon completely, they significantly reduce the risk of lung cancer.
12. What happens if I don’t fix a radon problem?
Ignoring a radon problem exposes you and your family to a higher risk of lung cancer. The longer you’re exposed to high radon levels, the greater the risk. It’s crucial to take prompt action to mitigate radon and protect your health.