Radon and Real Estate Professionals
Radon as a real estate issue
Real estate professionals require a strong familiarity with radon in order to properly advise clients as to its application in buying and selling of homes. Radon, a naturally occurring soil gas that can infiltrate homes, is a known human carcinogen and is the second leading cause of lung cancer behind tobacco smoking. As such, many clients will want to know radon levels of the homes they are buying, in order to make the most fully informed decision possible. It is likely they will judge your knowledge and attitude concerning radon and it is possible that clients will walk away from a purchase if home radon testing (and if necessary radon reduction) is handled poorly. Knowledge about radon can help real estate professionals avoid potential problems.
As such, radon may provide a stumbling block in the sale or purchase of a home. It is therefore best to raise this issue with the buyer as soon as interest in a given home is expressed. This provides the buyer(s) the opportunity to ask any questions concerning radon and decide if radon testing is something desired. Getting a reliable test that satisfies both buyer and seller is not too difficult in most urban areas, but may be a challenge in rural areas of Kansas.
In some areas of Kansas, the percentage of homes with test results more than 4 pCi/l exceeded 40 percent.
Currently, the Kansas Radon Program’s database of radon tests conducted in Kansas has greater than 50,000 measurements. The average observed residential radon test in Kansas is currently 4.8 pCi/L, or in excess of the EPA’s Action Level of 4.0 pCi/L. The maximum reported radon value in Kansas to date is 260 pCi/L.
Radon testing during a real estate transaction
Buyers usually instigate the testing. If radon levels are unacceptably high (at or above the EPA guideline of 4 pCi/l or more), they want to know. The buyer may pay for the cost of the test, but often expects the seller to pay for the radon-reduction system, if necessary. The buyer may also want to know radon levels in an area of the home the seller might not otherwise test.
The seller or real estate agent can be held legally liable when either one knows the radon level in the house and fails to reveal, in a reasonable fashion, information that may be important to a buyer making decisions.
Kansas has adopted legislation related to radon contained in K.S.A. 58-3078a. As of July 1, 2009, all residential real property contracts in the state of Kansas will require the insertion of the following statement related to radon:
‘‘Every buyer of residential real property is notified that the property may present exposure to dangerous concentrations of indoor radon gas that may place occupants at risk of developing radon-induced lung cancer. Radon, a class-A human carcinogen, is the leading cause of lung cancer in non-smokers and the second leading cause overall. Kansas law requires sellers to disclose any information known to the seller that shows elevated concentrations of radon gas in residential real property. The Kansas Department of Health and Environment (KDHE) recommends all home-buyers have an indoor radon test performed prior to purchasing or taking occupancy of residential real property. All testing for radon should be conducted by a radon measurement technician. Elevated radon concentrations can be easily reduced by a radon mitigation technician. For additional information go to www.kansasradonprogram.org."
Radon testing should be conducted by a radon professional measurement specialist certified by the Kansas Department of Health and Environment (KDHE). The adoption of the Kansas Radon Certification Law, effective July 1, 2011, requires that all professional radon measurement and mitigation contractors, as well as all radon laboratories active in Kansas, be certified by KDHE.
A common misconception of many sellers is that radon problems are not easily fixable and therefore will lower home value. As such, there have been cases of tampering with measurement devices or test conditions to artificially achieve low-test results. However, surveys have shown that radon does not significantly influence the value of homes once mitigation systems are installed.
Radon mitigation during a real estate transaction
If a home being purchased is elevated for radon, it is typical for the seller to install a radon mitigation system to reduce the indoor radon level to less than 4 pCi/L. If the home your client is considering purchasing has an elevated radon level and the seller refuses to correct the radon issue, there is no reason not to buy that house if it otherwise meets many or all of your other criteria. Typical radon mitigation costs much the same as other home repairs (from $800 to $1,000).
Real estate professionals require a strong familiarity with radon in order to properly advise clients as to its application in buying and selling of homes. Radon, a naturally occurring soil gas that can infiltrate homes, is a known human carcinogen and is the second leading cause of lung cancer behind tobacco smoking. As such, many clients will want to know radon levels of the homes they are buying, in order to make the most fully informed decision possible. It is likely they will judge your knowledge and attitude concerning radon and it is possible that clients will walk away from a purchase if home radon testing (and if necessary radon reduction) is handled poorly. Knowledge about radon can help real estate professionals avoid potential problems.
As such, radon may provide a stumbling block in the sale or purchase of a home. It is therefore best to raise this issue with the buyer as soon as interest in a given home is expressed. This provides the buyer(s) the opportunity to ask any questions concerning radon and decide if radon testing is something desired. Getting a reliable test that satisfies both buyer and seller is not too difficult in most urban areas, but may be a challenge in rural areas of Kansas.
In some areas of Kansas, the percentage of homes with test results more than 4 pCi/l exceeded 40 percent.
Currently, the Kansas Radon Program’s database of radon tests conducted in Kansas has greater than 50,000 measurements. The average observed residential radon test in Kansas is currently 4.8 pCi/L, or in excess of the EPA’s Action Level of 4.0 pCi/L. The maximum reported radon value in Kansas to date is 260 pCi/L.
Radon testing during a real estate transaction
Buyers usually instigate the testing. If radon levels are unacceptably high (at or above the EPA guideline of 4 pCi/l or more), they want to know. The buyer may pay for the cost of the test, but often expects the seller to pay for the radon-reduction system, if necessary. The buyer may also want to know radon levels in an area of the home the seller might not otherwise test.
The seller or real estate agent can be held legally liable when either one knows the radon level in the house and fails to reveal, in a reasonable fashion, information that may be important to a buyer making decisions.
Kansas has adopted legislation related to radon contained in K.S.A. 58-3078a. As of July 1, 2009, all residential real property contracts in the state of Kansas will require the insertion of the following statement related to radon:
‘‘Every buyer of residential real property is notified that the property may present exposure to dangerous concentrations of indoor radon gas that may place occupants at risk of developing radon-induced lung cancer. Radon, a class-A human carcinogen, is the leading cause of lung cancer in non-smokers and the second leading cause overall. Kansas law requires sellers to disclose any information known to the seller that shows elevated concentrations of radon gas in residential real property. The Kansas Department of Health and Environment (KDHE) recommends all home-buyers have an indoor radon test performed prior to purchasing or taking occupancy of residential real property. All testing for radon should be conducted by a radon measurement technician. Elevated radon concentrations can be easily reduced by a radon mitigation technician. For additional information go to www.kansasradonprogram.org."
Radon testing should be conducted by a radon professional measurement specialist certified by the Kansas Department of Health and Environment (KDHE). The adoption of the Kansas Radon Certification Law, effective July 1, 2011, requires that all professional radon measurement and mitigation contractors, as well as all radon laboratories active in Kansas, be certified by KDHE.
A common misconception of many sellers is that radon problems are not easily fixable and therefore will lower home value. As such, there have been cases of tampering with measurement devices or test conditions to artificially achieve low-test results. However, surveys have shown that radon does not significantly influence the value of homes once mitigation systems are installed.
Radon mitigation during a real estate transaction
If a home being purchased is elevated for radon, it is typical for the seller to install a radon mitigation system to reduce the indoor radon level to less than 4 pCi/L. If the home your client is considering purchasing has an elevated radon level and the seller refuses to correct the radon issue, there is no reason not to buy that house if it otherwise meets many or all of your other criteria. Typical radon mitigation costs much the same as other home repairs (from $800 to $1,000).
Additional information
The Kansas Radon Program can provide your area with a Radon for Real Estate Professionals half-day seminar, which is certified for 3 hours of continuing education hours for your real estate license. Contact the Kansas Radon Program for details and for scheduling. Lists of Kansas certified radon measurement and mitigation contractors can be found at www.kansasradonprogram.org/contractors
General information related to radon in Kansas can be found at www.kansasradonprogram.org or by calling the Kansas Radon Program at 800.693.5343
EPA Document Site
For a list of all available EPA documents on radon and the "Home Buyer’s and Sellers’ Guide" in particular, go to the EPA’s website at www.epa.gov/radon/pubs
The Kansas Radon Program can provide your area with a Radon for Real Estate Professionals half-day seminar, which is certified for 3 hours of continuing education hours for your real estate license. Contact the Kansas Radon Program for details and for scheduling. Lists of Kansas certified radon measurement and mitigation contractors can be found at www.kansasradonprogram.org/contractors
General information related to radon in Kansas can be found at www.kansasradonprogram.org or by calling the Kansas Radon Program at 800.693.5343
EPA Document Site
For a list of all available EPA documents on radon and the "Home Buyer’s and Sellers’ Guide" in particular, go to the EPA’s website at www.epa.gov/radon/pubs
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