Let's talk a little more about radon.

Did you know that for non-smokers radon gas is the number one cause of lung cancer? A while back I wrote a blog post about radon and radon testing in a home purchase. This past December I sold a nice property in Howard County where we had an experience with radon in the well water supply to the home. Although radon can be found anywhere, it is less likely for you to see it in a home in lower Montgomery County. Communities near the Washington Beltway do not commonly see positive radon tests. That by no means does not mean you should not do a radon test when purchasing a home. No matter where you buy a home you should be testing for radon. However, when you go to the northern and western portions of the county and on into Howard, Frederick and Anne Arundel counties you can expect to see a higher frequency of  positive radon tests with much higher levels of gas exposure. The reason is granite. As you go north and west from DC the country tends to become more hilly and under those hills the rock of choice is granite, and granite typically goes hand in hand with radon. The other thing that you tend to find in these areas are homes that are not on public water but have individual wells. And the rule of thumb should be that if you find radon in the air of a home and that home has a well then you then should be testing the well water for radon. A lot of people are mis-informed about radon in water including home owners and more important, Realtors.


Radon in water acts differently from radon in the air. It is not necessarily drinking the contaminated water that puts you at risk. The real  risk with radon in your well water is when the water vaporizes and radon gas escapes into the air of your home. This can happen when you are washing dishes or taking a hot shower. The hot water is agitated and releases radon gas into the air. Not surprising is that the worst culprit in a home is usually the washing machine. Due to the agitation of the water in a clothes washer it is estimated that 90-95% of the radon in the water escapes into the air. The other issue with radon your home water supply is that the highest levels of radon in the air is going to occur at the worst times. That is, when you are home and using water at peak levels. (morning and evening) If radon is released into the air from your water the level of radon and the risk to you can vary. If you have your windows open  and the home well ventilated then the exposure is low but if you are in your shower with the glass doors shut then you are bound to be exposed higher levels of radon gas.

Remediation for radon in well water is not too complicated but it can cost a little money. Perhaps $3,000 to $6,000 so it is important when purchasing a home that you have your Realtor negotiate clear and concise contingencies into your contract for radon tests. Make sure that standard Board of Realtors forms are used that specify exactly what actions are going to take place and are time sensitive. Radon testing in water and correcting any problems with retesting before settlement will take longer than simple home inspection issues. I highly recommend that you make your initial offer with a greater length of time before settlement to allow for this. At least six weeks is a good idea. Unlike radon in the air, there is no standard safe EPA level currently set for public drinking water. However there is a proposed level of 4,000 PCI/L that is expected to become law in the future. Bear in mind that this applies to public drinking water as the EPA does no regulate private wells. However, it seems reasonable to apply this proposed level when negotiating with a seller in a real estate transaction where a well is involved. Below is a good, if not a little scary, informational video on the risks of radon in your home.