No, you should generally not be worried about buying a house with a radon mitigation system; in fact, it can be a significant advantage. The presence of a radon mitigation system indicates that a known health risk has been identified and professionally addressed, leading to a safer indoor environment.
Understanding Radon and Mitigation Systems
Radon is a naturally occurring, odorless, colorless, and tasteless radioactive gas that comes from the breakdown of uranium in soil and rock. It can seep into homes through cracks in foundations, floor drains, and other openings. Long-term exposure to high levels of radon is the second leading cause of lung cancer after smoking.
A radon mitigation system is designed to reduce indoor radon concentrations. The most common type is a sub-slab depressurization system, which uses a fan and a sealed pipe to draw radon gas from beneath the house and vent it safely outside, above the roofline.
Effectiveness of Mitigation Systems
The effectiveness of radon mitigation systems is well-established. When installed correctly by certified professionals, these systems are highly efficient at reducing indoor radon levels to safe and acceptable levels, typically below the U.S. Environmental Protection Agency's (EPA) recommended action level of 4 picocuries per liter (pCi/L). This means that a house with a properly functioning system is likely to have radon levels comparable to, or even lower than, many homes without elevated radon issues.
Why a Radon Mitigation System Can Be a Positive Aspect
Rather than a cause for concern, an existing radon mitigation system often signals a responsible and well-maintained property. Here's why:
- Proactive Health Protection: The current homeowner has already taken steps to protect occupants from a potential health hazard. This shows diligence and care.
- Cost Savings: Installing a radon mitigation system can cost anywhere from $800 to $2,500 or more, depending on the house's size and design. Buying a home with one already installed means you avoid this expense.
- Immediate Peace of Mind: You can move into the home knowing that the radon issue has been addressed and the system is actively working to keep levels low.
- Enhanced Indoor Air Quality: Beyond radon, these systems can also improve general indoor air quality by reducing other soil gases that might enter the home.
What to Verify When Buying
While an existing system is generally positive, it's crucial to perform due diligence to ensure it's functioning correctly and efficiently.
Key Checks for Buyers
- Professional Installation: Inquire if the system was installed by a certified radon mitigation professional. Reputable installers will provide documentation and often a warranty.
- Post-Mitigation Test Results: Ask the seller for documentation of radon test results taken after the system was installed. This confirms that the system successfully reduced radon levels below the EPA's action level.
- System Operation: Check the U-tube manometer or digital gauge on the system's pipe. This device indicates whether the fan is operating and creating the necessary suction. If the fluid levels in the U-tube are uneven, or the digital gauge shows pressure, the system is likely working.
- Fan Noise: Listen for the subtle hum of the fan, usually located in the attic, garage, or outside the home.
- Maintenance Records: While mitigation systems require minimal maintenance, check if the fan has been replaced or serviced. Fans typically last 5-10 years.
- System Warranty: Ask if there's an active warranty on the system components, especially the fan, and if it's transferable to you as the new homeowner.
Here's a quick overview of what to consider:
| Aspect | Positive Indicator | Verification Steps |
|---|---|---|
| System Existence | Problem identified and addressed | Check for visible piping, fan, and manometer. |
| Effectiveness | Levels reduced to safe range | Review post-mitigation radon test results. |
| Installation Quality | Professional and up to code | Ask for installer details, permits, and certifications. |
| Operational Status | System actively pulling radon | Inspect manometer/gauge; listen for fan operation. |
| Future Costs | Avoids immediate installation expense | Inquire about fan warranty and expected lifespan. |
Ongoing Considerations After Purchase
After purchasing a home with a radon mitigation system, continue to be proactive:
- Re-testing: It's recommended to perform a radon test every two years, or if any significant changes are made to the house (e.g., major renovations, new HVAC system). You can purchase a radon test kit or hire a professional. More information can be found from reputable sources like the EPA.
- Monitor the System: Periodically check the U-tube manometer or digital gauge to ensure the fan is still operational. If the pressure changes significantly or the fan stops working, it indicates a need for repair or replacement.
- Proper Ventilation: While the system handles sub-slab gases, maintaining good general ventilation in the home is still beneficial for overall indoor air quality.
In conclusion, buying a house with a radon mitigation system is generally a sign of a well-maintained property where a potential issue has been competently resolved. By conducting simple checks and understanding the system's purpose, you can confidently move forward with your home purchase.
