Issue: 55 Date

September 8, 2001

Choking on the "Gas"

On August 25th this newsletter was about radon test placement. In response to that article I received the following e-mail from a local, well know, successful Realtor. Thought you would gain from this along with the response:

Chris,

Thank you for the very informative letter regarding Radon. However, is there any truth that different states have different Radon acceptable levels? Some agents have told me, around the nation, that their level of acceptance is much higher and that we should lobby to get ours higher. Do you know about this? If so, what do you think and why are we not raising our levels?

Concerned Realtor choking on the "Gas"

It really hurts someone like me to have to say that I don't know the answer to these questions. I am fairly well informed about Radon, but I don't make any effort to keep up with what's happening in other states. Luckily, I know someone who does so I forwarded the e-mail to him. Here is his response:

Chris -

Thanks for your forward message. The short answer to the question is this. To date, no state has set a radon action level different from that set by the U.S. EPA, and they're unlikely to. In 1986 U.S. EPA set the National action level for indoor radon at 4 picocuries per liter (pCi/L) of air based on much analysis and scientific advice, including that from the EPA Science Advisory Board (SAB) and the National Academy of Sciences (NAS). At the 4 pCi/L level, EPA recommends that people fix the homes they live in to reduce the level of indoor radon. Doing so reduces your future risk of lung cancer from radon. The action level is not a "safe" level, i.e., some people will get lung cancer at lower levels (e.g., 3 pCi/L) if exposed to that level over a lifetime. Also, radon in combination with smoking poses a risk 10+ times higher than that from radon alone. However, we know from experience that fixing a house can get indoor radon levels down to 2 pCi/L or less most of the time. In 1988 Congress stated that the National goal was to have indoor radon levels equal to radon levels in (ambient) outdoor air, i.e., 0.4 pCi/L or 1/10 of the EPA action level. For more information, visit EPA's radon web site (http://www.epa.gov/iaq). 

Hope this helps.
Regards, 

Philip P. Jalbert
Environmental Protection/Real Estate Specialist
Indoor Environments Division (6609-J)
U.S. Environmental Protection Agency
1200 Pennsylvania Avenue, N.W.
Washington, DC 20460

So what should we get from this? If you think you have a problem now, just wait and be thankful, it may get worse. What Philip is saying is that Congress has a goal for an action level of outside ambient air which is .4 (note the decimal place) instead of the present level of 4 without the decimal place. What does it mean? I have hardly ever seen a home tested in the Triad with a level at or below a .4. As a practical matter, every home sold would need a mitigation system and new homes would have to be constructed under more strict guide lines or they would all need a mitigation system. If you think you are "choking on the Gas" now be patient, it may get worse. If you are concerned about the current level and the problems it causes you and your clients, your efforts don't need to be directed at raising the level, but at maintaining the level. 

Here are the EPA (Your Governments) recommendations and what should be yours from the July 2000 edition of the "Home Buyer's and Seller's Guide to Radon:"

If you are buying or selling a home, have it tested for radon.

For a new home, ask it radon-resistant construction features were used and if the home has been tested.

Fix the home if the radon level is 4 picocuries per liter (pCi/L) or higher.

Radon levels less than 4 pCi/L still pose a risk and, in many cases, may be reduced.

Take steps to prevent device interference when conducting a radon test.

The EPA estimates that radon causes 15 to 22,000 cancer deaths in the U.S. each year. More than drunk driving (16,000), drowning (4,000), fires/burnes (3,500) or air transportation (1,000) and certainly many more than shark attacks. Think of it like this: Radon kills the equivalent of 10% of the population of Winston-Salem every year. In 10 years the equivalent of this city will be GONE. Do you begin to comprehend the seriousness of this issue?

The reason you may be "choking on the Gas" in the Triad, especially in the Winston-Salem area, is that we have higher concentrations of radon, in some areas, than other parts of the country, those areas happen to also be where the market is the hottest and the prices the highest, a better informed real estate community who care about their clients and are doing their job right. 

Warning: Be very careful what you tell your clients about Radon. If what you say is contrary to the EPA's position you could be in for a big surprise when your loving client realizes you mislead them and decides you are therefore responsible for the cost of a mitigation system $1,200 to $2,500 or worse their lung cancer (how are they going to value that?). Protect yourself, recommend testing and if the level is high, recommend fixing the problem. Don't allow your client to be influenced in their decision by you. Keep your opinions, right or wrong, to yourself. Give them the EPA information and insist that the decision is theirs. If they press for your opinion it should be that they need to follow the EPA guide lines. If they refuse, get something in writing making it very clear that you supplied them the information and they choose, on their own, to ignore it. Doing otherwise would not be wise. Just what is it that those tobacco lawsuits are all about? How many billion? I don't believe you can afford RJR's attorneys.