Radon

A common environmental concern with homes on Martha's Vineyard is Radon.

What the heck is Radon? 
It’s a radioactive gas. It’s colorless, odorless and undetectable by most humans. 

So why do I have to worry about it? 
Over a period of years exposure to Radon gas can have a significant and detrimental effect on your health.  It is the second leading cause of lung cancer in the United States.

Where does it come from?
It comes from the natural decay of uranium in the soil. Radon gas seeps through any access point in a basement or foundation.  It finds its way through cracks, nooks, crannies, poorly sealed pipes, drainage or any other loose point primarily in the foundation or soil line.  Once in the home, the gas can collect in low-lying, closed areas like basements where it builds up over time to dangerous levels.  Radon may also enter a home through the water supply, although this problem primarily exists with private wells.  The preferred method for removing Radon from water is aeration.

What is a dangerous level?
The Environmental Protection Agency (EPA) of the US Government has set a threshold of 4 Pico curies/liter as the safe level.  Any reading above that is considered to be actionable. However, I start to get concerned for my buyer clients when I see a reading above 2 Pico curies/liter. A reading of 10-12 Pico curies/liter is "equivalent to a pack of cigarettes a day", according to the EPA guidelines.

How widespread is the problem?
Radon has been found in homes throughout all 50 states.  Certain areas are more susceptible than others (Click here to follow link to Map of Radon Zones), but no location is risk-free.  All homes on Martha’s Vineyard have some Radon present.   Up until recently the higher Radon incidence has been up-Island in areas like Chilmark, but now we are finding Radon in areas from Edgartown to Vineyard Haven. Concentrations of Radon-causing materials in the soil can be either natural or man-made.  Homes built near glacial rock formations or quarries may be at a higher risk.  The only way to tell for sure is to have a home tested.

What do I do if I want to have my home tested?
There are two forms for Radon testing: active and passive.  The instrumentation to perform active testing is usually expensive and generally requires the services of a structural inspector or Radon mitigation specialist.  Active devises constantly measure the levels of radon in a portion of the home and display those results.  Passive testing can be performed by a do-it-yourselfer and the kits are available at outlets like Ace Hardware or Home Depot.  Passive devices collect samples over a period of time and then are taken away and analyzed. Either method can help you determine your level of risk. The government EPA web site (Click here to follow link to Who Can Test or Fix Your Home?) provides information on finding appropriate resources and testing devices.

What do I do if test results show a high level of Radon gas in my home?
Testing standards are being revised as research continues; however, if the Radon gas level is too high, a Radon reduction system should definitely be installed in order to mitigate the gases.  The installation should be done by a professional to insure that the Radon is effectively mitigated.  Typical Radon mitigation systems can cost between $800 and $2,500, according to the EPA.

It doesn’t matter if you’re buying new construction or an older home, Radon can be a significant issue.  Buyers of Martha’s Vineyard homes should be aware of the Radon risk in the town where they are buying and decide whether a Radon test is desirable.  When in doubt, the EPA always recommends testing.  If seller has had a test done already, make sure the test results are recent or that the home has not been significantly renovated since the test was performed.  If in doubt, get a new test done. For more information, click here to follow link to the EPA Radon Website.