Subj: Radon - Does it really need to be mitigated?
Date: 04/08/2000 8:36:42 AM Eastern Daylight Time

Don't miss "Coming Next Week" and "Special Note" at the bottom!!!

Section #5 (and the last!) of a five part series on Radon:

What If The Test Is Just Barely Over the EPA Action Level of 4pCi/l?

Does it really need to be mitigated?

EPA technical support documents reveal that a short-term test made according to EPA Real Estate Testing Protocols will result in making the correct decision 95% of the time. In other words, a house testing high very likely has an annual average radon concentration exceeding 4pCi/l, and the buyer would be justified in insisting on remedial action.

However, the greatest likelihood of making an incorrect decision occurs when the short-term test is at or barely above the Action Level. For example, if the two-day test result is 4.1 pCi/l, there is a 50% chance the long-term average concentration is actually less than 4pCi/l. What can be done in this situation to protect both buyer and seller?

One popular solution, if everyone is agreeable, is to obtain a couple of remedial cost estimates and place the necessary funds in an escrow account. Then after the buyer moves in the house, a 90-day test is performed. If the result of the longer test confirms the average concentration is at or above 4.pCi/l, remediation can be performed with the escrowed funds. If the 90 day test indicates the average is less than 4pCi/l, the escrow can be returned to the appropriate party.
Naturally, this option must be agreeable to the buyers. Sometimes they will not want to wait, or the closing attorneys will balk at setting up the escrow. But often times this is a sensible way of handling those borderline situations, say 4-6pCi/l.

Have a high Radon test? Give your client our brochure titled:

"Radon - THERE'S NO CAUSE FOR ALARM"

E-mail for a sample or copies for your clients: CDHilton@aol.com.
Please state the following in your e-mail:

Name of brochure requested: "Radon - THERE'S NO CAUSE FOR ALARM"
Number of copies needed:
Your name:
Your Company:
Your Address:

Coming Next Week:

Many are questioning what this weekly letter is all about, who this crazy guy is sending it out and why. Next week those issues will be addressed along with a list of some of the topics which will be covered in the future. Also you will be provided with instructions on how to attain the EPA document "Home Buyer's and Seller's Guide to Radon". If you don't have this document and know what it says, you are short changing yourself and your clients.

Special Note

Thought that you might be interested in knowing the following facts:

The first of these letters was sent to just over 400 mostly members of the local Realtors Association.
54 came back as undeliverable because of problems with the addresses.
6 have requested to be moved to an upcoming Commercial only News Letter.
7 have requested to be removed. Most claiming lack of interest or time to read this brief letter.
20 have requested the document "Make it Happen" about per-listing Home Inspections
27 have requested the document "Radon - THERE'S NO CAUSE FOR ALARM" (some as many as 25 copies)