There are cracks in the foundation. Nothing structural. Nothing that is going to threaten the stability of the home, but they're there. Nooks, crannies and holes through which seeps an invisible threat. Colorless, odorless and undetectable by your average human, it is nonetheless the second leading cause of lung cancer in the United States.

Radon gas - even the name sounds ominous, evoking images of radiation and nuclear devastation created when uranium in the soil decays. The gas seeps through any access point into a home. Common entry points are cracks in the foundation, poorly sealed pipes, drainage or any other loose point. Once in the home, the gas can collect in certain areas, especially basements and other low-lying, closed areas, and build up over time to dangerous levels. The Environmental Protection Agency of the US Government has set a threshold of 4 pico curies per liter as the safe level. As humans are exposed to the gas over a period of years, it can have significant and detrimental effects.

How widespread is the problem? Radon has been found in homes in all 50 states. Certain areas are more susceptible than others (http://www.epa.gov/radon/zonemap.html), but no location is immune. Concentrations of radon-causing materials in the soil can be either natural or man-made. Homes built near historic mining operations may be at higher risk. The only way to tell for sure is to have a home tested.

Testing for radon comes in two forms: active and passive. Active devices constantly measure the levels of radon in a portion of the home and display those results. Passive devices collect samples over a period of time and then are taken away and analyzed by a professional laboratory(these are the kind of tests used by Certified Inspector George Cirabisi's radon team). Either method can help you determine your level of risk.

Less extensive, do-it-yourself kits are available from a number of outlets, normally with passive devices. Over a period of days, the device is left in the lowest level of the home which is normally occupied. You then must send the collected data to a lab for analysis.

The other option is to engage a qualified professional, like one of our Team Members to conduct the tests properly.  While Florida has a lower risk of high radon concentration than other parts of the country (http://www.epa.gov/radon/zonemap/florida.htm), current statistics show that 1 out of every 4 homes tested in Collier and Lee Counties have significant levels of radon (above 4.0 pCi/l). 

If high concentrations of radon are found in your home, you have several options. Since radon is only a problem when it is concentrated in high volume, improving the ventilation in an area is often sufficient to solve the problem. In other cases, it may be necessary to limit the amount of radon getting into the home by sealing or otherwise obstructing the access points. Once again, our team of radon specialists can help you ensure that the radon is effectively blocked. Typical radon mitigation systems can cost between $800 and $2500, and we at Certified Inspector George Cirabisi can give you a list of radon mitigation professionals if necessary.

If you are buying or selling a home, radon can be a significant issue. Buyers should be aware of the radon risk in their area and determine whether a radon test is desirable. When in doubt, the EPA always recommends testing. The cost of the test can be built into the house price. If test results already exist, make sure they are recent or that the home has not been significantly renovated since the test was performed. If in doubt, get a new test done. If youre selling a home, having a recent radon test is a great idea. By being proactive, you can assure potential buyers that there is no risk and avoid the issue from the start.

A point to consider as a buyer is that even if you are not too concerned about the potential health risks, if you are contemplating selling the home at a later date, it may very well be in your best interest to have a completed radon test in your posession.  A new buyer may see the presence of radon as a deal-breaker.

So whether you have an old home or a new one, live in an old mining town or right here in SW Florida, radon is a reality. But it is a reality that can easily be lived with - if it is properly tested for and mitigated.  Radon can be eliminated as a health threat. For more information, visit the EPA web site on radon at http://www.epa.gov/radon.

For additional information about the original research on the hazards of Radon see:  http://www1.umn.edu/eoh/hazards/hazardssite/radon/radonintro.html