Radon in Granite Countertops: Don't Worry.

Back in 2008 there was a media scare related to radon in granite countertops.  The scare went something like this: radon causes lung cancer.  Granite contains radon.  Therefore, granite causes lung cancer.  There was even an article published in the New York Times, where some guy was actually quoted as saying "It's not that all granite is dangerous, but I've seen a few that might heat up your Cheerios a little."



I figured this media scare would quickly be forgotten about, but it seems there is still some information floating around making people worried about granite, as I recently had a client ask me whether he should be worried about elevated radon levels in his new house because of the granite countertops.

I'm not worried granite countertops. Not the slightest bit.  As for that New York Times article and the idea that some granite might heat up your Cheerios... I'm sorry, but that's just absurd.  In the same article, another expert says you have a better chance of getting struck by lightning than being at risk for cancer because of radon in granite.  Granite countertops may contain trace amounts of radon, but not enough to be of any consequence.  Being worried about granite is a little bit like being afraid of dirt. From everything I've read about this scare, I think it's mostly a laughable smear compaign; the people saying granite countertops present a radon risk are largely the manufacturers of competing products.  Gee, imagine that.

If want to learn more about this topic, read what the unbiased parties have to say.  Check out the EPA info on radon in granite, or read this Position Statement on Granite Countertops and Radon Gas from the Technical and Science Committee of the American Association of Radon Scientists and Technologists (AARST).  The bottom line from both is that you should have the radon levels in your home tested, whether you have granite countertops or not.

Reuben Saltzman, Structure Tech Home Inspections - Email- Radon Testing in Minnesota
    

Why Test For Radon?

If you're buying a home in Minnesota, get it tested for radon.  There are two reasons I give for having radon tested; lung cancer and money.

A few quick facts about radon

• Radon is a gas formed by the breakdown of uranium and radium, both of which are found in high levels in Minnesota.
• Every home is susceptible to radon, even new construction.
• There are a large number of homes in Minnesota with high radon levels.  We've found that about one out of three houses have high levels of radon.
• Radon is unpredictable.  Two houses built right next to each other, at the same time, with the same construction methods, may have very different radon levels.

Lung Cancer

Radon gas is the number one cause of lung cancer among non-smokers, and the second leading cause of cancer in America.  Radon testing is recommended by the EPA, the Surgeon General, theAmerican Lung Association, and the Minnesota Department of Health.  The area most at risk in a home is the lowest level that gets lived in.

Money

When we conduct a radon test and the test results come up high, the buyer typically asks the seller to pay for or install a radon mitigation system.  These systems are extremely effective at lowering radon levels, and they cost about $1500 on average.    If you buy a home and you decide not to test for radon as part of the home purchase, you can still test for radon after you own the home, but if a radon mitigation system needs to be installed, you won't have the luxury of asking someone else to pay for it.  Well, I suppose you could always ask...

Picture this scenario: you buy a home, but don't have it tested for radon.  Several years down the road, you sell your house.  The new buyers have a radon test performed, the radon test comes up high, so the buyers ask you to install or pay for a mitigation system.   You'll probably wonder why you never tested for radon when you bought the house.  This happens a lot.

Objections to radon testing

We hear many objections to radon testing - some are valid, some aren't.

The home doesn't have a basement. Ok, that's a good objection.  We've found that most homes without basements have very low levels of radon.  Basements with a walkout generally have lower levels, but we've still found our share of high radon tests at basements with walkouts.

It's new construction. Minnesota requires a passive radon mitigation system installed in every new house; this doesn't mean radon will be eliminated, it just means the chances for elevated radon levels will be reduced.

The home already has a mitigation system. If the system is working properly, the radon levels are probably very low.  We've never found high radon levels in a home with a mitigation system.

I'm buying a bank owned property or short sale, so it doesn't matter if the house has high radon levels.  The sellers won't be paying to fix it, and I'll still want the house either way.Fair enough.  It's still a good idea to get a do-it-yourself test after you own the house though.

I'm going to do my own test. Not as a part of the real estate transation!

Radon is a conspiracy of the government.  Oh boy.  I've heard this before, and I'm not going to get in to that discussion... but just for the sake of argument, let's pretend radon is a conspiracy.  Who cares?  Even if radon was only a percieved health problem, it would still be a liability.

Reuben Saltzman, Structure Tech Home Inspections - Email- Radon Testing in Minnesota
    

Radon Testing - What The Results Mean

You’re buying a home and you just received the results of your short term electronic radon gas test results.  Your probably have a lot of questions, so here are the answers.

What type of test did you perform?

We use a continuous electronic monitor.  The test gets placed in the lowest livable space in the home, and stays there for a minimum of 48 hours.  The test results give a breakdown of the average radon concentration by the hour.

The difference between the overall average and the EPA average

The overall average is measured from the time the machine was set until the time the machine was picked up. The EPA protocol average does not factor in the first four hours of the test.  The official number to go with is the EPA protocol average.

What the numbers mean

Radon is measured in Pico curies per liter (PCi/L).

• Under 2.0 – Good news.  It’s difficult to get radon levels lower than this.

• 2.0 to 3.9 – This is a marginal test.  The EPA recommends having a long term test performed to get a better sense of the overall seasonal average of radon in the home.  There are typically no negotiations that take place at this point in the home purchase.   If a long term test is performed and the results are still between 2.0 and 3.9, the EPA says you should considering fixing.

• 4.0 or Higher – This is considered a high test, and steps should be taken to lower the radon level in the home.  The most common way of lowering the radon level is to have a radon mitigation system installed.  Many home buyers will ask the sellers to address this.  Your next step should be to contact a qualified radon mitigation specialist.

What a mitigation system costs

On average, $1500.  You can read about radon mitigation methods here http://www.fixradon.com/techniques.html

Reuben Saltzman, Structure Tech Home Inspections - Email - Minnesota Radon Testing