Radon in Loudoun County

Loudoun County homes have Radon Gas just like any other place in Northern VA and should be a concern for all home owners. Many home buyers in Loudoun completed an inspection when they purchased their home to determine if Radon was present. The sales contract used by REALTORS in the area can contain a Radon Gas Inspection Contingency at the time of offer if chosen to be included. During the years of the real estate market boom, many home buyers excluded this contingency to make their offer more competitive and never perform a Radon Test. EPA recommends testing for radon gas every two years due to soil movement and/or settlement cracks that may form in a home.

 

Radon is an invisible, odorless, tasteless radioactive gas that is usually found in igneous rocks but sometimes can also be in well water. The natural breakdown or decay of uranium in the soil creates the radon gas and can seep up through the soil and is found in nearly all soil. This gas can enter into a home through cracks in floors, gaps around pipes, cavities in walls, and the water supply to name a few. This radon gas then can become trapped inside homes and create unsafe levels. Since radon is radioactive the inhalation of high levels of the gas causes an estimated 20,000 lung cancer deaths a year as reported by the Surgeon General’s Office in the United States.



The EPA, Surgeon General, American Lung Association, National Safety Council, and American Medical Association recommend testing in homes since this is the only way to know ones radon levels. There are no immediate symptoms since the medical effects are long term and the reason why testing in home should be performed. In Loudoun County, like anywhere else, high levels can be found in one home while very low levels can be found in all neighboring homes. Below is Radon Level Map of Loudoun County and the color code definitions found on the EPA web site for Radon.

Zone 1

Highest Potential: counties have a predicted average indoor radon screening level greater than 4 pCi/L (pico curies per liter) (red zones)

Zone 2

Moderate Potential: counties have a predicted average indoor radon screening level between 2 and 4 pCi/L (orange zones)

Zone 3

Low Potential: counties have a predicted average indoor radon screening level less than 2 pCi/L (yellow zones)



Testing For Radon

When buying a home in Loudoun, buyers should include a Radon Inspection Contingency to their initial offer. Most home sellers will allow for this inspection along with a home inspection in the first 7 to 10 days. (Consult With Your Realtor) Have a certified Radon Inspector perform the test; here is a list of Certified Radon Home Inspectors. Once the results of the Radon test are obtained and if the levels show above the EPA defined high level, the buyer may have three options. Buyers may accept the home as is, request the sellers to install a system to reduce the high levels, or possibly walk away from the deal. I do recommend following the advice of your agent or broker, hopefully me, who knows and understands the details of your real estate needs.

If you already own a home and would like to test it yourself here is a place to find Home Test Kits.

Those building a new home, ask your builder if they are using radon resistant construction techniques, here is a Directory of Builder offered by the EPA.



Reducing Radon Gas Levels

There are multiple ways a contractor can reduce radon levels in a home, even do it yourself homeowners can install some Radon Mitigation systems. There are two main methods, the first being a systems that keep radon from entering a home to begin with. The other method is expelling the Radon Gas from the home so high levels are never reached. Here is a guide offered be the EPA to help with the reduction of radon, Consumers Guide to Radon Reduction.

 

The best advice I can give when buying a home in Loudoun County or anywhere in Northern VA is find a knowledgeable and skilled full time real estate agent to guide you through the home buying or home selling process.