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This article explains the impact of radon gas contamination levels in air or water on real estate sales and property values. This article series includes excerpts or adaptations from Best Practices Guide to Residential Construction, by Steven Bliss, courtesy of Wiley & Sons.

see Radon Hazards for details about radon in buildings, its health effects, how to measure radon, the effect of radon contamination on real estate values and home sales, and a guide on how to remove radon from buildings. Also see ENVIRONMENTAL HAZARDS - INSPECT, TEST, REMEDY for our full list of environmental hazard identification and remedy related to buildings.

© Copyright 2012 InspectAPedia.com, Daniel Friedman, Steve Bliss, Wiley & Sons, All Rights Reserved. Information Accuracy & Bias Pledge is at below-left. Use page top links to major topics or use links at the left of each page to navigate within topics and documents at this website. Green links show where you are in a document series or at this website.

Radon Mitigation Systems: How to Perform Radon Remediation to Remove Harmful Levels of Indoor Radon

If radon levels need to be lowered further, the system can be easily converted to an active system by adding an inline fan, which can meet the target levels in nearly all cases (see Figure at above left, showing a typical radon mitigation system installation). The goal of radon remediation is to lower the average indoor radon gas level to less than 4 pCi/L, and preferably 2 pCi/L.

• Radon Gas permeable layer. This is usually a 4-inch layer of clean, course gravel installed beneath the slab for drainage, but which also allows the gas to move freely beneath the house. In areas where native soils are sufficiently permeable to build on, a loop of perforated pipe inside the footings is an option, and may also serve as a drain tile.
  
  The perforated pipe should be about 12 inches in from the foundation wall and 1 inch below the slab, with a minimum diameter of 3 inches for slabs under 2,000 sq ft and 4 inches for slabs up to 4,000 sq ft. Where subgrade soils are compacted or frozen, another option is to use geotextile drainage mats to create a gas-permeable layer on top of the subgrade but beneath the slab.
• Plastic sheeting to Stop Radon Gas Penetration. Lay minimum 6-mil polyethylene sheeting (or 3-mil cross-laminated sheeting) on top of the gas permeable layer. This helps keep soil gases from entering the home and also keeps concrete from clogging the gravel layer. Overlap seams by at least 12 inches, and repair any punctures or tears with tape or a patch of sheeting material.

Radon Gas Vent Pipe Details. Run a 3- or 4-inch PVC pipe from the gas- permeable layer up through the house to the roof to vent soil gases above the house. Where better suction is needed, connect the subslab tee to a minimum 10-foot length of perforated, corrugated pipe run horizontally in the gravel layer. The vertical pipe should be as straight as possible and should be located inside the insulated shell of the building to keep it warm, inducing the stack effect. Field data has indicated that 4-inch vent pipes work better than 3-inch vent pipes for passive systems. Some builders cap the stub just above the basement slab and connect the riser to the roof only if the house tests high for radon. If so, clearly label the capped pipe so no one mistakes it for a plumbing drain in the future. Our photo (above left) shows an air pressure gauge or manometer that is usually installed on a professionally-installed radon vent pipe. This device simply measures the pressure difference between the room interior where the radon suction point is installed through the floor slab and the pressure in the vent pipe interior. As long as the room air pressure is slightly higher than the slab or suction pipe air pressure radon gases will be more inclined to pass up the vent pipe than enter the room - that is, the room is at "positive pressure" with regard to the air pressure under the floor (the most likely entry path and source of radon gas). Sealing and caulking to Stop Radon Gas Entry. Seal all cracks, perimeter joints, control joints, and other openings in the foundation floor with long-lasting materials to reduce soil gas entry. Seal large openings with expanding foam or nonshrink mortar or grout. Seal smaller holes with a high-grade elastomeric sealant conforming to ASTM C920-87. If the home has a sump, it should have an airtight cover and, if needed, can have a floor drain with a trap (filled with oil so it will not evaporate). If the sump is not connected to the drain tile loop, it can be vented into the radon system with a 3-inch pipe connected to a special sump cover available from suppliers of radon mitigation products. Also seal and caulk the rest of building envelop to reduce the stack effect in the home. The tighter the home, the less the building will draw radon out of the soil. Also tightly seal any return air ducts that pass through basements or crawlspaces. Seal ducts and air-handling units Where Radon Gas is Present. Placing any return-air ductwork under the concrete slab is not recommended, since this will tend to draw radon into the ductwork and distribute it around the house. If supply ductwork must pass through a subslab space, it should be seamless or sealed airtight with durable aluminum tape or duct mastic. Also tightly seal any air-handling units or ductwork passing through basements, crawlspaces, or any areas in contact with the slab. In addition to saving energy, this will prevent the HVAC system from drawing radon out of the soil. Junction box to power radon mitigation system fan. Install an un-switched junction box in the attic or attached garage within about 6 feet of the vent pipe. A dedicated circuit is not needed. In the event that the passive system is not enough to keep radon levels below 6 Pci/L, then an inline fan will need to be added and run continuously. The fan should be located so that all positively pressurized sections of the system (from the fan to roof outlet) are located outside of habitable space. An active vent system should also have a visible or audible alarm to alert the occupants in the event of a loss of pressure or airflow in the vent pipe.

A post mitigation radon test of 2 to 7 days should be done within 30 days of system installation. For an accurate reading, all windows and doors must be closed 12 hours before and during the test, except for normal use for entry and exit.

-- Adapted with permission from Best Practices Guide to Residential Construction.

Detailed Articles about Radon: detection, correction, & prevention in buildings

Radon Hazards
  Health Effects of Radon
  Guide to Measuring Radon
  Effects of Radon on Home Sales
  How to Remove Indoor Radon

"Radon Basics", Q&A article, Solar Age, April 1984, includes advice for radon-resistant construction for an underground house built of concrete

see Radon Enviro-Scare for a full discussion of the normal cycle of public fear that accompanies the discovery and publicity of various environmental hazards, including radon gas and see Enviro-Scare, the Cycle of Public Fear for our article about consumer environmental safety worry cycles that change over time.

For a Thorough Background in Radon Hazards, Radon Mitigation, & the History of Radon Concerns in the U.S. also see these articles reprinted/adapted/excerpted with permission from Solar Age Magazine - editor Steven Bliss.

• "Radon's Threat Can Be Subdued", part 1 - William Turner, Terry Brennan, Solar Age Magazine Radon and its progeny are the slipperiest pollutants in the indoor environment, but there are simple ways to keep radon and its relations at bay.
• "Radon's Threat Can Be Subdued", part 2 - what is radon, where does radon come from, how does radon get indoors, and why is radon a problem in buildings.
• "Radon's Threat Can Be Subdued", part 3 - standards for airborne radon levels in buildings and recommended levels of radon for action, how radon is best detected, and radon action plan.
• "Radon's Threat Can Be Subdued", part 4 - radon prevention advice for new construction, radon in well water - how it is removed, sources of information about radon gas and radon contamination.

• "Defeating Radon" part 1- Terry Brennan, Bill Turner, Solar Age Magazine - How does radon get into buildings, how do I know if a building has a radon gas problem, how can I solve radon problems in existing homes, and what can I do to prevent radon from entering new homes. Part 1: where Radon comes from, how to diagnose radon
• "Defeating Radon" part 2- Guide to keeping radon out of new houses - design details
• "Defeating Radon" part 3- Key spots to seal, to stop radon gas leaks into buildings
• "Defeating Radon" part 4- Data on radon levels in buildings before & after radon mitigation treatment
• "Defeating Radon" part 5- Air filtering, testing after radon mitigation, where to buy radon tests

Also see "Radon Basics", Q&A article, Solar Age, April 1984, includes advice for radon-resistant construction for an underground house built of concrete

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Technical Reviewers & References

• InspectAPedia.com^® - Daniel Friedman - Publisher & Editor.
• Steven Bliss served as editorial director and co-publisher of The Journal of Light Construction for 16 years and previously as building technology editor for Progressive Builder and Solar Age magazines. He worked in the building trades as a carpenter and design/build contractor for more than ten years and holds a masters degree from the Harvard Graduate School of Education. Excerpts from his recent book, Best Practices Guide to Residential Construction, Wiley (November 18, 2005) ISBN-10: 0471648361, ISBN-13: 978-0471648369, appear throughout this website, with permission and courtesy of Wiley & Sons. Best Practices Guide is available from the publisher, J. Wiley & Sons, and also at Amazon.com.
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ENVIRONMENTAL HAZARDS - INSPECT, TEST, REMEDY

AIR CLEANER PURIFIER TYPES
AIR FILTERS for HVAC SYSTEMS
AIR POLLUTANTS, COMMON INDOOR
ALLERGEN TESTS for buildings
ALLERGENS in buildings, RECOGNIZING
ALLERGY TESTS for PEOPLE
ALLERGY TEST ACCURACY
ANIMAL ALLERGENS / PET DANDER
ANIMAL ENTRY POINTS in buildings
ANIMAL ODORS IN buildings
ASBESTOS IDENTIFICATION IN buildings

BASEMENT MOLD
BATHROOM MOLD
BIBLIOGAPHY for ENVIRONMENTAL HEALTH, MOLD, IAQ
BIOLOGICAL POLLUTANTS
BLUE vs YELLOW COMBUSTION FLAMES
BLUERAY Recall
BUILDING SAFETY HAZARDS GUIDE
BUILDING SETTLEMENT

CARBON MONOXIDE - CO
CARBON MONOXIDE WARNING
CABINETS & COUNTERTOPS
CARPETING & INDOOR AIR QUALITY
CARPETING, SELECTION & INSTALLATION
CAT DANDER in buildings
Cell phone Radiation Hazards
CHAIN OF CUSTODY - TEST SAMPLE
CHIMNEY INSPECTION DIAGNOSIS REPAIR
CHIMNEYS & Flues - Asbestos Transite Pipe
CHINESE DRYWALL HAZARDS

DRYER VENTING
DRYWALL INSTALLATION Best Practices
DRYWALL MOLD
DRYWALL MOLD RESISTANT
ENERGY SAVINGS in buildings
ENGINEERED WOOD Flooring
ENGINEERED WOOD Products

FIRE DAMAGE vs MOLD DAMAGE
FLOOD DAMAGE ASSESSMENT, SAFETY & CLEANUP
MOLD: A COMPLETE GUIDE TO MOLD

ACTION GUIDE - WHAT TO DO ABOUT INDOOR MOLD
INDOOR AIR QUALITY & HOUSE TIGHTNESS
INDOOR AIR QUALITY IMPROVEMENT GUIDE
  Air Pollutants, Health Effects
  Air Pollutants, Common Indoor
  CABINETS & COUNTERTOPS
CARPETING & INDOOR AIR QUALITY
  CHINESE DRYWALL HAZARDS
  INDOOR AIR QUALITY IMPROVEMENT, KEY STEPS
  VENTILATION, WHOLE HOUSE STRATEGIES
  VENTILATION, EXHAUST ONLY
  VENTILATION, SUPPLY-ONLY
  VENTILATION, BALANCED
  VENTILATION, BALANCED HEAT COST SAVINGS
  Air Filtering Strategies
  Particles in Indoor Air - Chart
  GAS EXPOSURE EFFECTS
  Gas Toxicity Levels
  Gases, Quick Guide to Indoor
  AIR CLEANER PURIFIER TYPES
  Air Filter Effectiveness
  Real-World Effectiveness of Air Cleaners
  Air Pollutants, Finding & Reducing
  Radon Hazards
    Health Effects of Radon
    Guide to Measuring Radon
    Effects of Radon on Home Sales
    How to Remove Indoor Radon
    Radon Hazard in Underground Homes
  Formaldehyde Hazards
  BIOLOGICAL POLLUTANTS
  BUY PRODUCTS for MOLD & ALLERGY CONTROL
  Volatile Organic Compounds VOCs
  Pesticide Exposure Hazards
  Lead Exposure Hazards
  Asbestos Exposure Hazards
  Combustion Appliance Contaminants
  Backdrafting Appliances
  Fireplace & Woodstove Contaminants
  INDOOR AIR HAZARDS TABLE
  INDOOR COMBUSTION PRODUCTS & IAQ
  ODORS, Smells, Gases in buildings
INDOOR AIR QUALITY METHODS COMPARED

LEAD POISONING HAZARDS GUIDE
LEED GREEN BUILDING CERTIFICATION
LEED Building Designation & IAQ

MILDEW in buildings ?
MILDEW ERRORS - MOLD PHOTOS
MILDEW REMOVAL & PREVENTION
MOISTURE CONTROL in buildings

MOLD: A COMPLETE GUIDE to TEST CLEAN PREVENT
MOLD ACTION GUIDE - WHAT TO DO ABOUT MOLD
MOLD ATLAS & PARTICLES INDEX
MOLD BY MICROSCOPE
MOLD in the PETRI DISH, PHOTOS
Mold on Books, Book Conservation
MOLD CLASSES, HAZARD LEVELS
MOLD CLEANERS - WHAT TO USE
MOLD CLEANUP COMPANIES
MOLD CLEANUP GUIDE- HOW TO GET RID OF MOLD
MOLD DETECTION & INSPECTION GUIDE
ODORS, Smells, Gases in buildings-Diagnosis & Cure
RENTERS & TENANTS GUIDE TO MOLD
SAFETY HAZARDS GUIDE
SEPTIC SYSTEM INSPECT DIAGNOSE REPAIR
SICK HOUSE IAQ QUESTIONNAIRE
SEWAGE BACKUP TEST & CLEANUP
STAIN DIAGNOSIS

TECHNICAL & LAB PROCEDURES
THERMAL TRACKING

• RTCA, the Radon Testing Corporation of America, is in Elmsford, NY - 800-457-2366
• "Radon Basics", Q&A article, Solar Age, April 1984, includes advice for radon-resistant construction for an underground house built of concrete
• "Radon Basics-PDF", Q&A article, Solar Age, April 1984, includes advice for radon-resistant construction for an underground house built of concrete

Books & Articles on Building & Environmental Inspection, Testing, Diagnosis, & Repair

• Our recommended books about building & mechanical systems design, inspection, problem diagnosis, and repair, and about indoor environment and IAQ testing, diagnosis, and cleanup are at the InspectAPedia Bookstore. Also see our Book Reviews - InspectAPedia.
• Best Practices Guide to Residential Construction, by Steven Bliss. John Wiley & Sons, 2006. ISBN-10: 0471648361, ISBN-13: 978-0471648369, Hardcover: 320 pages, available from Amazon.com and also Wiley.com. See our book review of this publication.
• Decks and Porches, the JLC Guide to, Best Practices for Outdoor Spaces, Steve Bliss (Editor), The Journal of Light Construction, Williston VT, 2010 ISBN 10: 1-928580-42-4, ISBN 13: 978-1-928580-42-3, available from Amazon.com