Ann Arbor Radon Inspection

I perform radon inspections and will arrange an appointment for an independent pest inspection if you request it since I do not conduct the pest inspection myself.

I do not do radon mitigation (correction) work and only do testing which provides my clients with independent laboratory radon test results after the arranged testing has been completed. More information about radon and how I approach your testing needs follows below. If you would like me to conduct a professional radon test, please let me know prior to the day of your scheduled inspection.

MICHIGAN RADON LEVELS

Washtenaw County Michigan has one of the highest radon levels in the State of Michigan (see map showing a red area with greater than 4 pCi/L).

Map Zone Color Key
Red is above 4 is the highest potential (greater than 4 pCi/L)
Orange is moderate potential (from 2 to 4 pCi/L)
Yellow is low potential (less than 2 pCi/L)

WHAT IS RADON?

Radon is a cancer causing, radioactive gas, and you cannot see it, smell it or taste it. Radon is produced by the natural breakdown of uranium in soil, rock and water. High levels of radon have been found in every state in the US. One in fifteen homes in the US has radon levels above 4pCi/L, the EPA action level, and Washtenaw County has one of the highest radon levels in the entire state of Michigan! When you schedule your home inspection, I highly recommend that you ask me to conduct an independent radon test at the same time. If there is a problem, you can work with the home seller to find a solution to installing an effective radon mitigation system.

HEALTH EFFECTS OF RADON

Radon is the second leading cause of lung cancer in the United States. Of the 155,000 lung cancer deaths annually in the United States, about 12% are due to radon exposure. The remainder is due to smoking. According to the National Academy of Sciences, radon is estimated to cause about 15,000 deaths per year, although the number could be as high as 22,000.

HOW RADON ENTERS THE BODY

Radon and its decay products are inhaled and become lodged in the lungs where they can radiate the cells lining the respiratory system. The radioactive decay products of the radon emits alpha particles which are damaging to these tissues. Exposure to elevated levels of radon greatly enhances the risk of lung cancer. Even small exposures to radon can result in increased cancer risk. Smoking combined with radon poses a very serious risk.

SOURCES OF RADON IN THE HOME

Radon gas can enter a home from the soil under the house through cracks in the concrete slab, floors, or walls and through floor drains, sump pumps, construction joints and cracks or pores in hollow-block walls. Normal pressure differences between the house and the soil can create a slight vacuum in the basement, which can draw radon from the soil into the building. The design, construction and ventilation of the home can affect the radon levels of the home.
Well water can be another source of indoor radon. Radon released by well water during showering or other activities may release radon gas into the home. Radon in water is a much smaller factor in radon exposure than radon in soil.
Radon exposure outdoors is much less of a risk than indoors because the radon is diluted to low concentrations by the large volume of air.

WHEN TO TEST

The EPA recommends that all residences below the third floor level be tested for radon. In addition, the EPA also recommends testing all rooms in contact with the ground in schools. If you have tested your home, you should retest every two years since radon levels can change with structural changes in the home. If you decide to use a lower floor of your home, such as a basement, you should test this level before occupancy. In addition, you should always test prior to the purchase of a home!

RADON TESTING AS A PART OF YOUR
REAL ESTATE TRANSACTION

If you are thinking of buying a home, you should have a radon test done before purchase. You may want to consider including provisions in the real estate contract specifying details about the radon test. Make sure the test is done in the lowest level of the home suitable for occupancy. In addition, it recommend using a Professional Tester to administer your radon test, according to EPA protocols. I will be glad to conduct a radon test as an extension of your home inspection.

TYPES OF TESTS

Short term tests measure radon levels for exposure periods of 2 days to 90 days, depending on the device. Short term testing is extremely useful when you need results quickly such as during a real estate transaction. Most common tests for radon last 2-7 days.

Long term tests measure radon levels for 90 days to one year. These tests give results which are more likely to reflect the seasonal or year round average radon level of the home.

The radon test that I conduct is a short term test and will quickly tell us whether the home that you are considering has a radon problem.

HOW I CONDUCT
YOUR RADON TEST

Using test kits that meets the EPA requirements, I place the test kits in the lowest level of the home suitable for occupancy, at least 20 inches above the floor. The kits will not be placed in the bathroom or kitchen, where the humidity and use of fans could effect the test results. If a short term test lasting less than 4 days is conducted, doors and windows should be closed 12 hours prior to and throughout the testing period. If the test lasts up to 7 days closed house conditions are recommended. Short term testing should not be done during severe storms or periods of unusually high winds. I place the test kits in an area that will not be disturbed and away from drafts, high heat, high humidity and exterior walls that may have windows or doors.

INTERPRETING THE TEST RESULTS

Radon is measured in pico curies per liter [pCi/L]. Levels at or above 4 pCi/L should be reduced through mitigation. After I pick up your radon testing devices, I will send them to a certified laboratory and upon receipt, will deliver your measurement and interpretation report. If the measured radon level is above 4 pCi/L, I would suggest that you negotiate a proper solution with the home seller.

RADON REDUCTION SYSTEM

Most all radon problems can be corrected through the installation of a proper radon reduction system. If your home requires the installation of a radon reduction system, I will be glad to refer you to several companies which can provide you with an installation quote which will give you a full and adequate solution to any radon problem. A high radon level can be corrected. The key is to test to see if there is one.

Iowa Residential Radon Lung Cancer Study
American Journal of Epidemiology, 151(11): 1091-1102, (2000) “UI Study Finds Residential Radon Exposure Poses a Significant Lung Cancer Risk”

Radiation Risk To Low Fluences of Alpha Particles May Be Greater Than We Thought
Center for Radiological Research, College of Physicians and Surgeons and Environmental Health Sciences, School of Public Health, Columbia University (August 2001)

Doses to Organs and Tissues - From Radon and its Decay Products
UK National Radiological Protection Board, Published in Journal of Radiological Protection (2002)

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Ann Arbor Home Inspection Inspector
2121 Highland Rd, Ann Arbor, Michigan 48104
Phone: (734)369-3003 • Email: richard@annarborhomeinspection.com

Ann Arbor Home Inspection

RADON & PEST INSPECTIONS

MICHIGAN RADON LEVELS

WHAT IS RADON?

HEALTH EFFECTS OF RADON

HOW RADON ENTERS THE BODY

SOURCES OF RADON IN THE HOME

WHEN TO TEST

RADON TESTING AS A PART OF YOUR REAL ESTATE TRANSACTION

TYPES OF TESTS

HOW I CONDUCT YOUR RADON TEST

INTERPRETING THE TEST RESULTS

RADON REDUCTION SYSTEM

RADON TESTING AS A PART OF YOUR
REAL ESTATE TRANSACTION

HOW I CONDUCT
YOUR RADON TEST