Home Buying in 20852>Question Details

Bernadette, Both Buyer and Seller in Maryland

We got the radon test report back at 10 (above the US EPA Action Level of 4.0 pCi/L.). Any recommendations?

Asked by Bernadette, Maryland Wed Jun 20, 2012

We have Radon inspection contingency in the contract, we got the radon test report back at 10 (above the US EPA Action Level of 4.0 pCi/L.). Any recommendations? any experiences with radon levels in Montgomery County 20852? thank you

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Tracey Simms’ answer
You can ask the sellers to install a radon mitigation system. This sounds scary but it is a fairly in expensive fix if there is a sump pump already in the house. The cost in Harford County is usually under $800

To explain briefly.... the sump pump and basement slab are sealed completely and a vent pipe with a fan in installed. This creates a vacuum that draws the radon from beneath the slab and safely vents it out above the house to disburse outside. The radon is dangerous in concentrated levels such as you would find in a sealed up house but once it mixes with the outside air it does not create a danger.

A gauge is installed inside the house to monitor the vacuum.
1 vote Thank Flag Link Wed Jun 20, 2012
Above the EPA recommended level of 4.0 pCi/L must be remediated by the sellers and retested after the remediation system has been installed.
0 votes Thank Flag Link Thu Jun 21, 2012
HI Mary - a reading like this is not uncommon in Montgomery County.

This can be easily reduced by installing a radon remediation system. Check your purchase contract. If the seller agreed to the standard radon addendum, then they should fix this at their expense.

Tracey gives a great description of how these systems work. I find this costs anywhere from $800 to $1,000. I typically use Brenner Geo Tech - they are very reasonable and guarantee their work.

I just had a listing with high radon, and everyone we contacted was backed-up. Not sure why. So if this needs to be done prior to settlement, you should start making calls now

Good luck.
0 votes Thank Flag Link Thu Jun 21, 2012
Radon is a serious health concern and the #1 carcinogen in the US. It is pretty common in our area. Because this is a "safety" concern you should request that the sell install a remediation system. If they have a sump pump at the house the fix is usually $1,200 or less. If the unlikely event the Seller will not negotiate to pay this for you don't throw the baby out with the bath water. Just make this one of your first improvements to the home!
0 votes Thank Flag Link Wed Jun 20, 2012
You need to go back to the sellers and have them put in a mitigation system to get rid of the radon. If they won't then you can back out of the contract.
0 votes Thank Flag Link Wed Jun 20, 2012
Contact a radon remediation company or ask the sellers to fix the problem.
0 votes Thank Flag Link Wed Jun 20, 2012
You can get a venting system installed in the house, back out of the deal, or move in at your own risk.
Web Reference: http://www.radonisbad.com
0 votes Thank Flag Link Wed Jun 20, 2012
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