Radon Mitigation in Existing Homes

by Dennis Sisk

Radon is a radioactive, carcinogenic gas found commonly in soils all across North America, including Georgia. It cannot be seen, smelled or tasted, but can concentrate at dangerous levels in all types of buildings, including homes.

Southface and EPA publications on radon and radon mitigation are available at www.southface.org.

Since air pressure inside the home is usually lower than air pressure in the soil, houses can act like vacuums, drawing radon and soil gases in through foundation cracks and fissures. Testing is the only way to determine the radon level in a home. If an elevated level of radon is found (above the Environmental Protection Agency's (EPA) action level), mitigation is recommended. Radon is measured in picoCuries per liter (pCi/L) of air, the EPA has established 4.0 pCi/L as the action level for radon in homes, schools and workplaces.

A True Life Story In December 2003, Scott Rutledge, of Loganville, GA, contracted with Air Sciences, Inc., an Atlanta-based company that provides numerous indoor air quality services, including radon mitigation, to install a radon mitigation system in his home. After building his home in August 1989 in Loganville, Rutledge lived there for 14 years with his wife and two children, now ages 6 and 8. The two-level home, single level above a finished basement, was built on a poured concrete slab. Rutledge tested his basement for radon, and found mitigation was necessary. After several site visits, Myron Edelkind, President of Air Sciences directed an analysis of Rutledge’s basement. Technicians bored a hole through the concrete foundation, depressurized the slab and built a sealed conduit through which soil gases could be directed safely through the home and into the outside air. A fan atop this conduit formed a vacuum that helped draw up soil gases. Holes and fissures in the foundation were caulked to prevent any residual radon seepage. Since his initial mitigation, Rutledge feels better knowing he has an active radon system in his home, reducing his family’s exposure to the carcinogen. He is much more comfortable with his family working and playing in the basement than before the system was installed. Also, when the time comes to sell his home, buyers will be glad to know that it contains an existing, active radon system. A Citizen’s Guide to Radon, produced by the EPA, suggests a diversity of techniques proven to effectively reduce radon in homes (U.S. EPA 402-K-02-006, Page 9, or online at www.epa.gov/radon/pubs). Radon Hotline Contact the Radon Hotline at 800-745-0037, which is a direct line to Southface or visit www.southface.org/home/hotline/radon.html for links and FAQs on Radon. The Southface factsheet #30, Radon-resistant Construction for Builders, is available to download at www.southface.org. State of Georgia residents can obtain a free radon test kit when visiting the Southface Energy and Environmental Resource Center, while supplies last. If tests for radon in your home reveal elevated radon levels, consider radon mitigation. For a list of qualified contractors who can install radon systems in accordance with EPA Radon Mitigation standards and local building codes go to www.radongas.org.

Radon and soil gas venting in the 2004 QAP by Gray Kelly The Georgia Department of Community Affairs (DCA) provides tax incentives for financing affordable housing development in the state. Who receives these tax credits is determined by submittal of what is referred to as the Qualified Allocation Plan (QAP), which is structured as a scoring system for project impact and desirability. The DCA worked with Southface to explore ways in which it could improve the energy efficiency portion of this scoring scale. Southface suggested that the category be expanded from “Energy Efficiency” to “Energy Efficiency and Indoor Air Quality” and that the points awarded in the category be increased. A specific addition suggested within the indoor air quality section was to offer points for the inclusion of radon/soil gas venting in projects. Points for soil gas venting were included in the Draft of the QAP for 2004. After public discussion and comment, the measure was eliminated in favor of additional points for more efficient HVAC systems. Southface hopes that its continued relationship with DCA will allow for incorporation of points for soil gas venting into the QAP in 2005. Now that the QAP includes the indoor air quality component for the first time in 2004, it may more likely expand this area next year. Even though it was not part of the QAP, a project that was funded through the DCA, Greenville Commons, is incorporating radon vents into its development of 32 units of affordable multifamily housing in Meriwether County thanks to the work of Southface.