What Every Homeowner Needs To Know About Radon

Welcome back to the Your House Is Key blog, where we talk about the real things that protect your home, your investment, and your family, not just the pretty photos and for sale signs.

I am your favorite realtor and host, Dannel Shepard with The LAZO Group. In this episode of the Your House Is Key podcast, I brought in someone I trust whenever the word “radon” shows up on an inspection report.

Meet my guy, Tim Husbar with Environmental Doctor. He might not love being called “the gas man,” but he is absolutely the radon expert you want on your team.

If you have ever looked at a radon number on an inspection and thought, “Is that bad” or “Do I really need to worry about this,” this one is for you.

Let us break it all down.

What Exactly Is Radon And Why Should You Care

Radon is a naturally occurring gas that comes from uranium in the soil as it breaks down. That process creates radon and radon decay products. When you breathe those in over time, they can lead to lung cancer.

Radon is colorless, odorless, and silent. You cannot see it, smell it, or taste it.

This is not something a few nervous people made up. The CDC, the EPA, and medical professionals all recognize radon as a serious health risk. In many areas, it is a major contributor to lung cancer cases, especially for people who have never smoked.

In other words, just because your home looks safe does not mean it is safe to breathe.

Why Cincinnati And Northern Kentucky Need To Pay Attention

So what about our area

Tim explained that our region is actually known for higher radon levels. If you pull up the EPA radon map, you will see Butler County, Warren County, and surrounding areas light up as higher risk zones.

Here is why.

We sit on top of something called Ohio Shale, a rock formation that is enriched with uranium. On top of that, glacial movement from Illinois and Wisconsin pushed and packed a lot of enriched soil in our direction.

Translation
Our ground naturally produces more radon than many other places.

That does not mean every single home is high, but it does mean every homeowner and homebuyer in Cincinnati and Northern Kentucky should take radon seriously.

How And How Often Should You Test For Radon

The EPA recommends testing your home for radon every two years. That recommendation applies even if you already have a radon mitigation system installed.

You have two main options.

Professional testing
Companies like Environmental Doctor use continuous radon monitors that stay in your home for at least 48 hours. They track your levels hour by hour so you can see peaks and valleys. This shows what the radon is doing over time, not just a single snapshot.

Do it yourself kits
You can find charcoal test kits at big box stores. You leave them in the home for a set amount of time, then mail them to a lab for results.

Both can work, but given how serious radon is in our area, I always recommend professional testing, especially during a home purchase.

If you are wondering how much this costs, Tim said a professional radon test is usually around 175 dollars. For something that helps you avoid lung cancer and protect your family, that is a pretty small price tag.

What Is A “Safe” Radon Level

This is one of the questions Tim gets the most.

The truth is, there is no perfectly safe level of radon, just like there is no perfectly safe number of cigarettes to smoke. The risk is tied to how long you are exposed and what those levels are over time.

Here is how it is handled in Ohio.

The EPA and the Ohio Department of Health say that a home at 4.0 picocuries per liter or higher should be mitigated. That is the official action level.

But remember those peaks and valleys.

If your average comes back at 2.8, that does not mean your levels were always 2.8. They may have spiked into double digits at certain times, especially in lower levels like basements where families often hang out.

Tim shared that for his own family, he would consider mitigation even in the upper twos, especially in our market where mitigation is effective and the cost is reasonable compared to the long term risk.

What Happens If Your Home Tests High

If a home tests at 4.0 or higher, the recommendation is to mitigate.

So what does that actually look like

Around here, the most common solution is called sub slab depressurization. That sounds technical, but the idea is simple. You want to pull the soil gas from under your home before it enters your living space.

Here is the basic process for a basement or slab.

• A hole is cored through the concrete slab

• A three inch PVC pipe is installed and connected to a radon fan

• The fan pulls air from under the slab and exhausts it above the roofline

If you have ever seen a white pipe running up the side of a house with a larger “bulb” in the middle, that is the fan housing for the radon system.

If your home has a crawl space that is encapsulated, the same concept applies, but the system pulls air from beneath the vapor barrier, which is called sub membrane depressurization.

After installation, code requires the contractor to test the system again. The system must run for at least 24 hours, then a follow up test is performed to confirm the levels are now acceptable.

What That Little Tube With The Red “Juice” Really Means

If you already have a radon system, you have probably seen the clear tube with colored liquid mounted on the pipe. Most homeowners assume that is showing the radon level.

It is not.

That tube is called a manometer. It measures pressure, not radon.

The fluid tells you if the fan is creating suction. If the liquid is even on both sides, your fan is not pulling. That could mean the fan is off, the breaker is tripped, or the fan has failed.

As long as one side of the fluid is higher than the other, your fan is running and pulling air. To know your radon level, you still need an actual radon test, not just a glance at the tube.

Winter, Breathing Homes, And Why Levels Often Spike

Radon levels often climb in the winter.

Tim explained this using what is called the stack effect. Your home naturally “breathes” from bottom to top. Warm air rises and escapes through upper areas like the attic and upper levels. As that air rises, it pulls air from below, including soil gases.

In winter, we seal our homes up tightly to keep heat inside. We keep doors and windows closed. Heating systems run often. All of that increases the chimney effect and can pull more radon in from the ground.

That is why you may see higher radon readings during colder months.

A properly installed mitigation system is designed to intercept that soil gas before it reaches your living space, no matter the season.

Big Myths About Radon That Need To Go

Tim cleared up some common myths that still float around.

Myth 1, Radon is a myth
Reality, radon is a real gas, on the periodic table, and recognized by major health agencies. It is not a “made up” thing.

Myth 2, You do not need to worry if you do not have a basement
Reality, radon comes from the ground. Unless your home is on stilts, it can still enter a slab home. Slab on grade homes should still be tested and often still need mitigation.

Myth 3, You only need radon testing if you plan to finish your basement
Reality, radon does not stay in the basement. It moves into upper levels as the home breathes. Whether the basement is finished or not does not change the fact that you are breathing the air in the home.

Myth 4, If I have a stone foundation, I am more protected
Reality, older homes with stone foundations are often more challenging to mitigate because you do not always know what is under the slab, and moving air under the entire footprint can be tricky. It makes the choice of contractor even more important, not less.

Investors And Multi Unit Properties, Pay Extra Attention

If you are an investor, this part matters.

Radon testing is already required for multifamily properties financed with Fannie Mae and Freddie Mac. Tim believes, and I agree, that one day we may see similar requirements for single family properties too.

For now, buyers of single family homes still choose whether to test. For multi unit buildings, testing is not optional.

If you are buying duplexes, quads, or larger multifamily properties, radon is something you need to address as part of your due diligence and long term safety plan for your tenants.

What Should Homebuyers Do During A Purchase

Here is my advice as your realtor, backed by what Tim shared from the radon side.

Always test for radon during your inspection period, no matter what.

• Test even if the home already has a mitigation system

• Test even if the basement is unfinished

• Test even if the seller says “We have lived here for twenty years and we are fine”

Radon does not care how long someone has lived there.

If a system is already installed but has not been tested in the last two years, get a new test. If levels come back at 4.0 or higher, mitigation or system repair needs to be on the table.

It is much easier to negotiate these things while you are still under contract than after you move in.

Is There A Return On Investment For Installing A Radon System

From a financial standpoint, a mitigation system can absolutely help a sale go smoother and protect future buyers. From a health standpoint, the return is even bigger.

What breaks Tim’s heart, and mine, is when a seller finally tests during a sale, discovers a high reading, and has to pay for a system that only the next owner will benefit from. They lived in the home for years without that peace of mind.

My advice, if you plan to stay in your home long term, do not wait until you sell to test. Know your numbers now. If you need mitigation, you and your family will be the ones who benefit from the cleaner air.

How To Reach The Radon Pro From The Episode

If you are in the Dayton, Cincinnati, or Northern Kentucky area and need professional radon testing or mitigation, you can reach Tim and his team here

Environmental Doctor
Cincinnati office
Phone, 513 361 0015

They have been in business since 1989, with a long track record of addressing radon and indoor air quality issues in our region.

Final Thoughts, Know Your Numbers, Protect Your Home

Radon is invisible. It is silent. It does not make noise or leave a smell. But it can absolutely impact your health and your family’s future.

The good news is simple.
Radon is testable.
Radon is fixable.

You just have to take that first step.

If you want to hear this entire conversation, with the jokes, stories, and deeper explanations, go listen to the full episode of the Your House Is Key podcast with my guest, Tim Husbar from Environmental Doctor.

As always, make sure you like, subscribe, and share so you do not miss the next episode. I am your favorite realtor, Dannel Shepard, and remember, with me and my team,

Your House Is Key.