Radon, Real Estate, and Ruined Lungs: The Denver Dilemma
By Franklin Everett ShawAre you breathing easy in your Denver home? You might think so, but a silent, invisible threat could be lurking: radon. This radioactive gas, a byproduct of uranium decay in the soil, is a significant health hazard, especially in areas like Denver, Colorado, where geological conditions often lead to elevated levels.
Radon is the second leading cause of lung cancer in the United States. It’s odorless, tasteless, and colorless, making it impossible to detect without proper testing.
Denver’s unique geography, nestled against the Rocky Mountains, contributes to higher radon concentrations in many homes. The uranium-rich soil and the way homes are built can trap radon gas indoors.
This article is your comprehensive guide to understanding and addressing radon in Denver. We’ll cover everything from DIY testing to professional mitigation, focusing on the specific challenges and resources available in the Denver metro area.
First, let’s talk about testing. You have two main options: DIY kits and professional testing.
DIY kits are readily available at hardware stores like Home Depot and Lowe’s in Denver, as well as online retailers. These kits typically involve placing a collection device in your home for a specified period (usually 2-7 days) and then sending it to a lab for analysis.
A short-term test kit is a good starting point. Follow the instructions carefully, ensuring the device is placed in the lowest livable level of your home, away from drafts and direct sunlight.
Professional testing, on the other hand, involves hiring a certified radon measurement professional. They use specialized equipment to conduct more accurate and comprehensive testing, often including continuous radon monitors that provide hourly readings.
The cost of a DIY kit is usually around $25-$50. Professional testing in Denver typically ranges from $150-$300.
If your DIY test comes back with a result of 4 picocuries per liter (pCi/L) or higher, the EPA recommends mitigation. Even levels between 2 and 4 pCi/L warrant consideration of mitigation.
Now, let’s delve into mitigation. Radon mitigation involves installing a system to vent radon gas from beneath your home before it enters the living space.
The most common mitigation technique in Denver is sub-slab depressurization. This involves drilling a hole through the concrete slab in your basement or crawl space and inserting a PVC pipe.
A fan is then connected to the pipe, creating suction that draws radon gas from beneath the slab and vents it safely outside, above the roofline. The system is typically installed on an exterior wall of the home.
The cost of radon mitigation in Denver varies depending on the size and construction of your home, but generally ranges from $1200 to $3000. Factors that influence the price include the type of foundation, the accessibility of the slab, and the complexity of the venting system.
For example, a home with a crawl space might require a different mitigation approach than a home with a finished basement. Homes built on expansive soils, common in certain Denver suburbs like Highlands Ranch and Parker, might require more robust mitigation systems to account for potential soil movement.
One common mistake homeowners make is attempting DIY mitigation without proper training or equipment. This can be ineffective and even dangerous. Always hire a certified radon mitigation professional.
Another pitfall is neglecting to seal cracks and openings in your foundation. These cracks can allow radon gas to enter your home even after a mitigation system is installed.
Colorado has specific real estate disclosure laws regarding radon. Sellers are required to disclose any known radon hazards to potential buyers.
However, there is no requirement for sellers to conduct radon testing or mitigation. It’s crucial for buyers to conduct their own due diligence and have a radon test performed during the inspection period.
A radon test contingency in your purchase agreement allows you to back out of the deal or negotiate for mitigation if elevated radon levels are found. This is a critical protection for homebuyers in Denver.
Denver offers several resources for homeowners concerned about radon. The Colorado Department of Public Health and Environment (CDPHE) provides information on radon testing, mitigation, and certified professionals.
The CDPHE website also lists financial assistance programs for low-income homeowners who need help paying for radon mitigation. These programs can provide grants or low-interest loans to cover the cost of mitigation.
Local Denver organizations, such as the American Lung Association, also offer educational resources and support for homeowners concerned about radon.
Consider the long-term benefits of radon mitigation. Not only does it protect your health and the health of your family, but it can also increase the value of your home.
A home with a radon mitigation system is more attractive to potential buyers, especially in a market like Denver where radon awareness is high.
Regular maintenance of your radon mitigation system is essential. The fan should be inspected annually to ensure it’s functioning properly.
A manometer, a U-shaped tube filled with liquid, is typically installed on the mitigation system to indicate whether the fan is creating sufficient suction. If the liquid level is not within the normal range, it could indicate a problem with the fan or the system.
Consider retesting your home for radon every two years, even after mitigation. This will ensure that the system is still effective and that radon levels remain within acceptable limits.
Radon is a serious health hazard, but it’s also a preventable one. By taking the necessary steps to test your home and mitigate if necessary, you can protect yourself and your family from the dangers of radon exposure.
Don’t wait. Take action today to ensure that your Denver home is a safe and healthy place to live. Contact a certified radon professional or purchase a DIY test kit and start breathing easier.