Radon Basements: Why Denver's "Healthy Homes" Are Toxic
By Franklin Everett ShawAre you breathing easy in your Denver basement? You might think so, but an invisible, odorless gas could be lurking beneath your feet, silently impacting your health. That gas is radon, and Denver’s unique geological makeup makes it a significant concern for homeowners.
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. Because Denver sits on the Colorado Front Range, an area known for uranium-rich granite, radon levels are often higher than the national average.
Ignoring radon is not an option. It’s the second leading cause of lung cancer in the United States, responsible for thousands of deaths each year. The Surgeon General and the EPA strongly recommend testing your home for radon.
So, how do you know if your Denver home has a radon problem? The first step is testing. Fortunately, you don’t need to break the bank to get started. DIY radon test kits are readily available at hardware stores like Home Depot and Lowe’s, as well as online retailers. Look for kits that are certified by the National Radon Proficiency Program (NRPP) or the National Radon Safety Board (NRSB).
There are two main types of DIY radon tests: short-term and long-term. Short-term tests typically take 2-7 days and provide a quick snapshot of radon levels. Long-term tests, on the other hand, run for 90 days or more, offering a more accurate representation of your home’s average radon concentration. For an initial assessment, a short-term test is usually sufficient.
When conducting a short-term test, it’s crucial to follow the instructions carefully. Close all windows and exterior doors for 12 hours before starting the test and keep them closed during the testing period. Place the test kit in the lowest livable level of your home, typically the basement, in a location where it won’t be disturbed. Avoid placing it near drafts, heat sources, or exterior walls.
After the testing period, seal the kit and mail it to the lab specified in the instructions. You’ll typically receive your results within a few weeks. The EPA recommends taking action if your radon level is 4 picocuries per liter (pCi/L) or higher. Even levels between 2 pCi/L and 4 pCi/L warrant consideration of mitigation.
Now, let’s talk about Denver-specific challenges. Many homes in older Denver neighborhoods like Capitol Hill and Washington Park have brick foundations, which can be particularly susceptible to radon infiltration. The porous nature of brick allows radon to easily pass through. Similarly, homes with crawl spaces, common in areas like Berkeley and Sunnyside, can also experience elevated radon levels.
One common mistake homeowners make is assuming that if their neighbor’s house has low radon levels, their house will too. Radon levels can vary significantly even within the same neighborhood due to differences in soil composition and foundation construction. Don’t rely on assumptions; test your own home.
Another pitfall is improper test placement. Placing the test kit in a rarely used storage room or near an open window will skew the results. Follow the instructions precisely and choose a location that accurately reflects the living space.
If your radon test results come back high, don’t panic. Mitigation is usually a straightforward process. The most common mitigation technique is soil suction, which involves installing a vent pipe and fan to draw radon gas from beneath the foundation and vent it safely outside.
The cost of radon mitigation in Denver can vary depending on the size and construction of your home, but it typically ranges from $800 to $2,500. While you can attempt DIY mitigation, it’s generally recommended to hire a certified radon mitigation professional. They have the expertise and equipment to ensure the system is installed correctly and effectively.
When choosing a mitigation contractor, look for someone certified by the NRPP or NRSB. Ask for references and check their licensing with the Colorado Department of Public Health and Environment (CDPHE). Get multiple bids and compare the proposed solutions and costs.
Denver’s building codes require radon mitigation systems in new construction, but older homes are often lacking. If you’re buying a home in Denver, it’s essential to have a radon test performed as part of the home inspection. If the levels are high, you can negotiate with the seller to have a mitigation system installed before closing.
Let’s address some common misconceptions about radon. Some people believe that radon is only a problem in certain areas of Denver. While some neighborhoods may have higher average radon levels than others, any home in Denver can be affected.
Another misconception is that opening windows will solve a radon problem. While ventilation can help reduce radon levels temporarily, it’s not a long-term solution. A properly installed mitigation system is the most effective way to lower radon concentrations.
Finally, some homeowners believe that radon is only a concern in basements. While basements are often the area with the highest radon levels, the gas can migrate to other parts of the house. Testing should be conducted in the lowest livable level, regardless of whether it’s a basement or a first-floor living room.
For further assistance and information about radon in Denver, contact the CDPHE or the Denver Department of Public Health & Environment. They can provide resources, answer questions, and help you find certified radon professionals.
Taking action to test for and mitigate radon is an investment in your health and the value of your Denver home. Don’t let this invisible threat linger. Breathe easy knowing you’ve taken the necessary steps to protect yourself and your family.