Welcome to the Smart Home Radon FAQ Page!
Welcome to our Radon Testing and Mitigation FAQs, your comprehensive guide to understanding radon testing and mitigation. Whether you're a homeowner, real estate agent, or property manager, this page provides answers to the most frequently asked questions about radon and how to address it effectively."
Radon Testing and Mitigation FAQs: What You Need to Know
What Is Radon, and Why Is Testing Essential?
Radon is a naturally occurring radioactive gas that is both colorless and odorless. It forms as uranium in soil, rock, and water breaks down over time. Radon enters homes through cracks in floors and walls, construction joints, and gaps around service pipes.
Testing for radon is crucial because long-term exposure, even at low levels, significantly increases the risk of lung cancer. In fact, radon is the second leading cause of lung cancer in the United States after smoking.
As experts often say, it’s not a question of whether radon is present in your home, but rather how much radon is there. Ensuring your home has safe radon levels is key to protecting your family’s health.
What Are the Health Risks Associated with Radon Exposure?
Radon exposure is the second leading cause of lung cancer in the United States, following smoking. Prolonged exposure to radon at any level increases the risk of developing lung cancer over time. This makes testing and mitigation critical for reducing the associated health risks and ensuring a safer living environment.
For instance, being exposed to radon levels of 4.0 pCi/L for 8 hours a day over the course of a year is comparable to receiving radiation equivalent to 200 chest X-rays. This startling example highlights the importance of regular radon testing.
Remember, testing is the only way to determine how much radon you are exposed to. Protect your health by ensuring your home is safe from this invisible threat!
What Should Homeowners Do if High Radon Levels Are Detected?
If your home has high radon levels, the next step is to install a radon mitigation system. This process is straightforward when handled by a qualified professional.
Why We Don’t Provide Mitigation Services
At Smart Home Radon, we prioritize objectivity and avoid conflicts of interest. By focusing solely on testing, we remain unbiased and ensure that our recommendations are based solely on accurate results.
However, we can help by:
- Referring you to trusted companies we’ve successfully worked with in the past.
- Directing you to the NRPP or NRSB websites to find certified radon professionals in your area.
The Mitigation Process
1. Finding a Professional:
- Once you’ve selected a certified professional, the installation process is usually quick and efficient.
- Timeline: Installation typically takes 4 to 6 hours, but larger or more complex properties may require up to a few days.
2. Post-Installation Retesting:
- Timing: Wait at least 24 hours (but no more than 30 days) after installation to retest the radon levels.
- Recommendations:
- For non-real estate transactions, we suggest waiting at least 7 days before testing. This allows time for the system to stabilize and for any potential issues to surface.
- If issues arise, the installer can address them before retesting.
By retesting, you can confirm that the mitigation system is effectively reducing radon levels, ensuring your home is safe.
What Is a Radon Mitigation System?
A radon mitigation system is designed to reduce radon levels in homes and buildings, protecting indoor spaces from this harmful gas. The system works by venting radon from beneath the house to the outside, preventing it from accumulating indoors.
Common Radon Mitigation Methods
1. Active Depressurization System (ASD):
- The most effective and widely used method for reducing radon levels.
- How It Works:
- A fan and vent pipe draw radon gas from beneath the house and expel it outside.
- This system prevents radon from entering living spaces and maintains safe indoor air levels.
2. Additional Mitigation Techniques:
In some cases, these methods are used alongside an ASD system for optimal results:
- Vapor Barrier Addition:
- A vapor barrier is installed in crawlspaces to block soil gases from entering the home.
- Depressurizing Block Walls:
- Addresses radon that may seep through porous block walls.
- Other Sources:
- Specialized systems can reduce radon levels coming from building materials or water.
Why Professional Expertise Matters
Hiring a certified radon professional is essential for effective mitigation. Professionals can:
- Accurately identify the source of radon.
- Determine the pathways radon takes to enter your home.
- Design and implement the most effective mitigation strategy based on your specific needs.
What Is the Difference Between Passive and Active Radon Mitigation Systems?
The primary difference between passive and active radon mitigation systems lies in the use of a fan. Here’s a breakdown of each system:
Passive Radon Mitigation System
- Installation: Typically installed during new construction by the builder.
- Design:
- All piping is located inside the building envelope.
- Relies on natural ventilation and pressure differences to vent radon outside.
- Includes a vent pipe that runs from the foundation to the roof.
- Effectiveness:
- Sometimes sufficient to reduce radon levels, but not always reliable for maintaining consistently safe levels.
- Monitoring: Periodic testing is essential to confirm the system's effectiveness.
- Regulations:
- In some Maryland counties, all new builds are required to have a passive radon system installed. Check your county’s specific requirements regarding Appendix F of the International Residential Code.
Active Radon Mitigation System
- Fan-Assisted: Uses a fan to actively draw radon gas from beneath the house and expel it outside.
- Effectiveness: The most effective method for reducing radon levels to safe limits.
- Maintenance: Periodic retesting is crucial to ensure the system continues to function properly.
Which System Is Right for You?
If your home has a passive system but radon levels remain high, upgrading to an active system is often necessary to ensure safety. Both systems require ongoing monitoring to confirm their effectiveness.
How Does Radon Testing Work?
How Accurate Are Your Radon Tests?
Our radon tests are designed for exceptional accuracy, using professional-grade devices that meet and exceed the rigorous standards of the National Radon Proficiency Program (NRPP) and the National Radon Safety Board (NRSB). To ensure reliable results, we regularly calibrate and maintain our equipment, going beyond the minimum quality assurance (QA) and quality control (QC) requirements.
This commitment to precision allows us to deliver trustworthy results, giving you confidence in your home's radon safety.
What Is the Process of a Radon Test?
Scheduling a radon test with us is simple and straightforward. Follow these steps to ensure accurate results and a seamless experience:
1. Schedule Your Test
Choose the most convenient method to book your test:
- Text: 240.855.8674
- Email: [email protected]
- Call: 301.598.8989
- Online: Schedule your test here
2. Prepare for the Test
To ensure accurate results, follow these preparation steps:
- 12 Hours Before the Test:
- Close ALL windows on ALL levels and keep them closed until we retrieve the device.
- Central HVAC System:
- Keep it ON, set the temperature between 65°F and 78°F, and set the fan to AUTO. Ensure all vents are open.
- Window Air Conditioners:
- Set to recycle air mode, or turn them OFF during the test.
3. Two Appointments
We will schedule two appointments to complete the testing process:
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First Appointment:
- Duration: 15 to 25 minutes, depending on property size and your questions.
- Access: Ensure we can access the lowest level of the property, the mechanical room, and areas with pipes protruding from the ground. Make these spaces easily accessible for a smoother process.
-
Second Appointment:
- Timing: 48+ hours after the first appointment.
- Duration: About 5 minutes.
- Important: Tests may extend to a minimum of 96 hours if closed building conditions are not followed or in severe weather (e.g., thunderstorms, heavy rainfall, or winds over 30 mph).
4. Report Delivery
After retrieving the device, we’ll email your radon test report on the same day.
- Let us know if you’d like the report sent to additional parties when scheduling.
- If no instructions are given, we’ll only share and discuss the report details with you.
Additional Resources
For detailed preparation instructions, visit our page: How to Prepare for a Compliant Radon Test.
How Many Radon Test Devices Will I Need for My Property?
The number of radon test devices required depends on several factors, as outlined by ANSI AARST guidance. Here’s how to determine how many tests your property will need:
1. Square Footage of the Foundation
- One radon test device is required for every 2,000 square feet of foundation.
- For example, if your home’s foundation covers 2,100 square feet, at least two radon tests will be necessary.
- Note: This calculation is based on the foundation or lowest level's area, not the entire square footage of the home.
2. Foundation Types
- Properties with multiple foundation types (e.g., basement, crawlspace, slab-on-grade) require separate tests for each type of foundation.
- Example: A home with a basement and a crawlspace will need at least one test in the basement and one in the crawlspace to ensure accurate results.
Need Help Determining the Number of Devices?
If you’re unsure how many devices your property needs, call us at 301.598.8989. We’ll help you figure it out and ensure your home is tested thoroughly and accurately.
What Is the Cost of Radon Testing?
The cost of radon testing depends on your specific needs, the type of test required, and the location of your property. Here’s a breakdown of our services:
Radon Testing Services and Pricing
-
Radon Test in Air (Short Term):
- Starting Price: $150
- Details: Commonly used for real estate transactions or rentals. Fees vary based on the county and the number of devices needed. (Refer to the FAQ on the number of devices required for more details.) Additional devices - $75 per device
-
Radon Test in Air (Long Term):
- Starting Price: $225
- Details: The most accurate radon test available. The device remains in your home for a minimum of 91 days.
-
Radon Test in Water:
- Starting Price: $225
- Details: Fees depend on the number of wells supplying water and the property location.
-
Radon Test for Construction Materials:
- Starting Price: $75 per sample (minimum fee of $225).
- Details: The number of samples required varies depending on the materials, building type, and purpose of testing.
-
Radon Decay Products Testing:
- Pricing: Contact our office for a custom quote.
How Often Should a Home Be Retested for Radon?
The EPA recommends retesting your home for radon every 2 to 3 years, ideally in a different season than your previous test. If your home has a radon mitigation system, testing every 2 years ensures the system continues to function effectively.
Retesting Recommendations
-
General Guidelines:
- Regular testing helps account for seasonal variations and changes to your home’s structure or systems.
- Testing in a different season can provide a more comprehensive understanding of your home’s radon levels.
-
Clients Save More:
- If you’ve tested with us before, we offer discounted rates for repeat tests.
Legal Requirements in Montgomery County and Rockville
Certain areas in Maryland have laws requiring radon retesting for rental properties:
-
Montgomery County (Bill 26-22):
- Landlords must provide a radon test for new leases and renewals after July 1, 2023.
- The test must be conducted within the past 3 years.
-
City of Rockville (Ordinance 06-26):
- Landlords must provide a radon test for new leases and renewals after July 1, 2023.
- The test must be conducted within the past 2 years.
Currently, no similar laws exist in other Maryland counties or cities.
What Does Picocurie (pCi/L) Mean?
A picocurie (pCi/L) is a unit of measurement used to describe the concentration of radioactive gas, such as radon, in the air. It measures the rate of radioactive decay, with one picocurie equal to 2.2 disintegrations per minute in one liter of air.
- Why It Matters:
Radon levels are expressed in pCi/L to indicate the amount of radon present in indoor air. The EPA action level is 4.0 pCi/L, meaning any measurement above this level requires mitigation to reduce health risks.
Understanding pCi/L helps homeowners assess whether their radon levels are within a safe range or require action.
How Should I Interpret My Radon Test Results?
Interpreting radon test results is straightforward but critical for ensuring your home’s safety:
-
Results Below 4.0 pCi/L:
While the EPA considers this level “acceptable,” it is still recommended to mitigate if levels are above 2.0 pCi/L for added safety. -
Results at or Above 4.0 pCi/L:
The EPA strongly recommends mitigation to reduce radon levels to a safer range. Prolonged exposure at or above this level increases the risk of lung cancer. -
What to Do Next:
- Retest if your initial short-term results are close to 4.0 pCi/L to confirm accuracy. You can choose to perform another short-term test for a quick follow-up or a long-term test for a more comprehensive assessment of your home's radon levels.
- If results are high, hire a certified radon mitigation professional to address the issue.
- After mitigation, schedule a follow-up test to ensure the system is working effectively.
If you need help interpreting your results or determining the next steps, contact us for guidance.
Local Regulations
What Are the Local Regulations Regarding Radon Testing for RENTAL Properties in Rockville City?
In Rockville City, Ordinance 06-23 outlines specific radon testing requirements for rental properties. Here are the key details:
What the Ordinance Requires
- Effective Date: Applies to new leases and renewals starting September 27, 2023.
- Testing Frequency: Landlords must provide a radon test that is less than 2 years old.
Which Properties Are Affected?
- Single-Family Homes: Both attached and detached properties.
- Multifamily Units: Applies to units located on the basement or ground level.
What Landlords Should Do
Landlords in Rockville City should ensure compliance by:
- Scheduling radon tests before lease renewals or new leases.
- Keeping a record of radon test results and their dates to confirm compliance with the 2-year rule.
- Proactively addressing high radon levels by installing mitigation systems if necessary.
What Are the Local Regulations Regarding Radon Testing for RENTAL Properties in Montgomery County (MOCO)?
Bill 26-22 outlines radon testing requirements for rental properties in Montgomery County. Here’s what landlords and tenants need to know:
Key Requirements
- Applies To:
- Single-family homes (attached and detached).
- Multifamily units located on the basement or ground level.
- Testing Frequency: Retesting is required every 3 years.
- Test Results:
- Landlords must provide radon test results to new tenants and for lease renewals.
- Renters may also choose to test for radon or hire a certified professional for additional testing.
Landlord Responsibilities
- Ensure radon testing is conducted within the required timeframe.
- Clearly communicate radon levels to tenants.
- Take appropriate action if radon levels exceed safe limits by arranging for mitigation.
Where to Learn More
For additional details, visit the Department of Housing and Community Affairs (DHCA) website or contact their office for guidance on compliance.
What Are the Local Regulations Regarding Radon Testing for RESALE Properties in Montgomery County (MOCO)?
Bill 31-15 governs radon testing for resale properties in Montgomery County. Here’s what buyers and sellers need to know:
Key Requirements
- Applies To:
- Single-family homes (both attached and detached), regardless of construction style or age.
- Seller Responsibility:
- The seller must either test for radon or allow the buyer to conduct a radon test before the sale of the property.
Exceptions
This law does not apply to:
- Properties under MD Tax-Property Code Chapter 13-207.
- Properties located in Barnesville, Poolesville, or Kensington.
Why This Matters
Radon testing during resale transactions ensures that buyers are informed of any potential radon risks in the property. If high levels are detected, mitigation may be needed to ensure the home meets safe living standards.
What Are the Local Regulations Regarding Radon Testing for RENTALProperties in the City of Gaithersburg??
More details coming up as soon as the City releases more information.
Radon Testing Short and Long Term and Different materials FAQs
What Is the Difference Between Short-Term and Long-Term Radon Tests?
Understanding the difference between short-term and long-term radon tests helps you choose the best option for your needs. Here's a breakdown:
Short-Term Radon Tests
- Duration: Typically lasts between 2 to 7 days.
- Conditions: Require closed-building conditions, meaning windows and doors should remain closed as much as possible, and the HVAC system should operate normally.
- Purpose: Provides a quick snapshot of radon levels, making it ideal for real estate transactions or rental agreements.
Long-Term Radon Tests
- Duration: Lasts from 91 days to a year.
- Conditions:
- For durations over 90 days, closed-building conditions are not required.
- You can use your home as you normally would.
- Heating Season:
- To closely evaluate annual exposures, the test period should include the heating season.
- For example, if heating systems are active for 50% of the year, at least half of the long-term test should occur during this time.
- Accuracy:
- Long-term tests provide a more accurate representation of average radon levels over time.
- They are considered more reliable for assessing long-term radon risks.
Additional Notes on Testing
- Seasonal Variations: Weather and building operation can significantly influence radon levels, particularly in regions with distinct seasons.
- Benefits: Long-term tests minimize the impact of short-term fluctuations and offer a clearer picture of annual exposure.
What Is the Cost of Radon Testing?
At Smart Home Radon, we prioritize accuracy, compliance, and convenience when it comes to radon testing. Our pricing reflects our commitment to providing exceptional service while adhering to national standards.
-
Professional Radon Testing Costs
- Price: starting at $150 per test.
- What’s Included:
- Testing conducted by certified radon professionals trained under ANSI-AARST and EPA standards.
- Use of advanced devices like continuous radon monitors (CRMs) for real-time, accurate results.
- Comprehensive reports with clear results, prepared for real estate transactions or personal use.
- Testing Duration: minimum of 48–96 hours, depending on the test type and environmental factors.
Do You Test for Radon in Construction Materials?
Do you test for radon in water?
Yes, we do. Radon in water is a significant concern as it can contribute to indoor air radon levels when used for activities like showering, cooking, and washing. Unlike radon in air, which comes from soil close to the surface, radon in water originates from much deeper geological formations, making the depth of your well a key factor in radon levels.
Why Is Radon in Water a Concern?
- Health Risks: Radon in water can be released into the air during household activities, increasing overall radon exposure.
- Different Source: While radon in air typically comes from soil close to the surface, radon in water reflects deeper geological conditions.
Testing Frequency
Currently, federal agencies have not provided specific guidelines for the recommended frequency of radon testing in water. However, we recommend:
- Testing radon in water with the same frequency as radon in air: every 2-3 years.
- Testing sooner if there are significant changes to the well system or water source.
Our Service
At Smart Home Radon, we process our own radon-in-water samples, ensuring fast and accurate results. Our Water Sampler certification, issued by the Water Supply Program under MDE, ensures your reports are compliant with state and federal regulations, including FHA and VA financing requirements. This gives you peace of mind knowing your water is safe.
Other questions
Yes, we have Sentrilock access!
This allows us to coordinate and complete radon testing services seamlessly, even when direct property access arrangements are unavailable. Let us know if Sentrilock access is needed when scheduling your test, and we’ll handle the rest.
We understand how critical timely radon testing is during property sales. That’s why we offer expedited scheduling options to accommodate tight timelines.
Next-Day Testing
- Contact us by 3 PM to schedule a next-day radon test.
- We prioritize real estate transactions to ensure your report is ready in time for closing.
How to Schedule a Rush Test
The quickest way to schedule is by email:
- Send an email to [email protected].
- Include the property address and your timeframe requirements.
- Use the subject line: Rush Radon Test @ [Property Address].
This helps us process your request quickly and efficiently.
***Please be mindfull that in certain weather events the radon test must be extended to comply with approved industry standards.
Don’t hesitate to reach out if you have specific concerns or need guidance. We’ll do our best to meet your needs and provide timely, accurate results.
Absolutely! Unless, of course, you’re radioactive—then we’d kindly ask you to steer clear of the equipment. (Just kidding… or are we? 😂)
Indoor doors generally do not affect the radon test, unless the room with the device lacks HVAC vents. However, any doors leading outdoors must remain closed and should only be opened briefly for entry or exit to maintain accurate testing conditions.