"Radon Basements: Why Denver's Healthy Homes Make You Sick"
By Franklin Everett ShawIs your Denver dream home slowly poisoning you? It sounds dramatic, but radon, an invisible, odorless gas, is a serious concern, even in a city known for its clean air and active lifestyle. Many Denver homes, particularly those with basements, are susceptible to elevated radon levels. Don’t let this silent threat undermine your health and the value of your property.
Radon is a naturally occurring radioactive gas that results from the decay of uranium in soil, rock, and water. It seeps into homes through cracks in foundations, gaps around pipes, and other openings. While Denver enjoys sunshine and outdoor activities, the reality is that many homes, especially those built before stricter regulations, have radon levels exceeding the EPA’s recommended action level of 4 picocuries per liter (pCi/L).
The problem is compounded by Denver’s diverse housing stock. From the Victorian-era homes in Capitol Hill to the modern builds in Stapleton, each neighborhood presents unique challenges for radon mitigation. This article will equip you with the knowledge to test for radon yourself and explore cost-effective mitigation strategies tailored to your specific Denver home.
First, let’s talk testing. You can purchase a DIY radon test kit at most hardware stores in Denver, including Home Depot and Lowe’s. These kits typically contain a charcoal canister or a liquid scintillation device that you place in the lowest lived-in level of your home, usually the basement, for a specified period (typically 2-7 days). Follow the instructions precisely.
A common mistake is placing the test kit near drafts, windows, or exterior walls. This can lead to inaccurate results. Instead, place the kit in the center of the room, at least 20 inches above the floor, and away from any potential disturbances.
Another pitfall is failing to close windows and doors during the testing period. This is crucial for obtaining an accurate reading. Keep your home as closed as possible, mimicking typical living conditions.
Once the testing period is complete, you’ll mail the kit to a certified laboratory for analysis. The lab will provide you with a report indicating the radon level in your home. If the level is 4 pCi/L or higher, the EPA recommends taking action to mitigate the problem.
Now, let’s delve into mitigation strategies, specifically tailored to common Denver basement types. Many Denver homes feature either a finished basement, an unfinished basement, or a crawl space. Each requires a slightly different approach.
For homes with finished basements, sub-slab depressurization is often the most effective solution. This involves installing a PVC pipe through the foundation floor and connecting it to a fan that draws radon gas from beneath the slab and vents it safely outside. The fan is typically installed in the attic or on the exterior of the house.
A challenge here is aesthetics. Homeowners often worry about the visible pipe running along the exterior of their home. A skilled mitigation contractor can minimize the visual impact by carefully routing the pipe and painting it to match the siding.
For unfinished basements, sealing cracks and openings in the foundation walls and floor is a crucial first step. Use a high-quality sealant specifically designed for concrete. Pay close attention to areas where pipes enter the basement and where the foundation meets the walls.
Another effective strategy for unfinished basements is installing a plastic sheeting barrier over the exposed soil or gravel. This barrier prevents radon gas from seeping into the basement. Overlap the seams of the sheeting and seal them with tape to create an airtight seal.
Homes with crawl spaces present a unique challenge. The most common mitigation technique is to cover the crawl space floor with a heavy-duty plastic sheeting and seal it to the foundation walls. A vent fan can then be installed to draw air from beneath the sheeting and vent it outside.
A common mistake is using thin, flimsy plastic sheeting that tears easily. Invest in a durable, puncture-resistant material to ensure long-term effectiveness.
Cost is always a concern. DIY sealing and barrier installation can be relatively inexpensive, costing a few hundred dollars. However, sub-slab depressurization typically requires professional installation and can range from $800 to $2500, depending on the complexity of the system.
Consider this scenario: A homeowner in the Washington Park neighborhood discovers a radon level of 6 pCi/L in their finished basement. They decide to hire a certified radon mitigation contractor. The contractor installs a sub-slab depressurization system, carefully routing the PVC pipe to minimize its visual impact. The system effectively reduces the radon level to below 2 pCi/L, ensuring a safe and healthy living environment.
Another example: A homeowner in Aurora with an unfinished basement finds a radon level of 5 pCi/L. They opt for a DIY approach, carefully sealing cracks in the foundation and installing a plastic sheeting barrier. After retesting, the radon level drops to 3 pCi/L, a significant improvement, although still slightly above the EPA’s action level. They then decide to install a small vent fan to further reduce the radon concentration.
While DIY radon testing and mitigation can be effective, it’s essential to recognize your limitations. If you’re uncomfortable working with tools or unsure about the proper techniques, it’s best to consult with a certified radon mitigation professional.
The Colorado Department of Public Health and Environment (CDPHE) maintains a list of certified radon professionals in the state. These professionals have the training and experience to properly assess your home’s radon levels and recommend the most effective mitigation strategies.
Don’t underestimate the importance of proper ventilation. Even with mitigation systems in place, ensuring adequate ventilation in your home can help reduce radon levels. Open windows and doors regularly, especially during periods of high radon concentration.
Remember, radon is a serious health hazard, but it’s also a manageable problem. By taking proactive steps to test for radon and implement appropriate mitigation strategies, you can protect your health and the value of your Denver home. Don’t let the “Mile High City” become a mile-high risk. Take control and breathe easy.