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Lowering radon levels from 1.3 to 0.6 and its impact on home sale


Most home sellers and buyers don't seem to know that the average radon levels around Santa Clara county are around 1.3 – 1.5.

Given that, if a home owner has installed a radon mitigation system to reduce levels from 1.3 to say 0.5-0.6, will that bother prospective buyers?  Or will they have enough context to understand that low levels were lowered even further?

Our house has a level of 1.3. While that's a good number per EPA standards (the threshold for taking action is 4.0), we'd like to bring it down further. Curious as to how future buyers may view our decision.. Do radon mitigation systems ever bother buyers or are they generally reassured that it's been taken care of and brought down to levels that are even lower than EPA recommendations? Any advice from folks that have sold homes with radon mitigation systems and how that impacted the process of selling their home?

Thanks

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September 26 2013 - Los Altos
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Answers (9)

Most consumers (buyers) only understand radon as it relates to EPA standards... and the only time they take notice of such is when their inspection is done.

My experience is that buyers look at the radon test as a pass/fail event and give little financial (or other) advantage to a home that is "more passing" than another. 

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October 29 2013
Most people don't even know what radon is...nor do they know  its the leading cause of lung cancer in non smokers.
25,000+ deaths a year ...
-Joseph-
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October 29 2013
I live and work as a Buyers Agent in Northern New Hampshire, Radon levels can vary widely from property to property. 

Recently, as part of the home inspection my Buyers had the home tested for Radon Air, when the results came back they were shocked to see the level at  22.9.

 I not so much.

They almost walked away due to fear of the unknown, once they received information pertaining to the Radon guidelines and how to remedy it, it set their minds at ease.  (The house had also been closed up since last spring).

Around here I see the systems as a benefit when listing/buying, its one less little thing the Buyer needs to "worry" about (if it were a concern to begin with). As a Buyers Agent, if Radon levels exceeding the guidelines are found during the inspection I ask the Seller to mitigate at their expense. 

I could only hope for Radon levels to be a 1.3 here!

 

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October 29 2013
I have lived in Los Altos for the past 25 years and been selling homes here for 15 years.  Never heard anyone mention a concern regarding Radon.  

Doubt installing a Radon reduction system will help or hurt home value. Just not a concern here to be a benefit. No cost to buyer as they can choose to not turn it on.  As long as the installation is not unsightly or intrusive you should be fine.

Way more important that you feel safe and comfortable in your own home.
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October 29 2013
Are you selling in the very near future?  If so, I see absolutely no advantage to installing the mitigation system.  Anything below 4.0 pCi/L is considered acceptable.

Thant said, if it is for your own peace of mind, only you can be the judge.  The US EPA has put it plainly, stating, "Any radon exposure has some risk of causing lung cancer. The lower the radon level in your home, the lower your family's risk of lung cancer."   While there is obviously a point of diminishing returns, nobody can set your personal comfort level.

Check out this article: http://www.radon.com/radon/radon_levels.html
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September 27 2013
I'm here in Denver so I don't know how California buyers feel but I think you'd be wasting your money. At 1.3, the EPA does not recommend mitigation. So why would a potential buyer be worried about the health concerns when even at 4.0, it's considered borderline?

So to spend money to reduce an already small health risk, replacing that risk with the buzzing of a system and eventual maintenance of a system... you could be causing more problems than you solve.
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September 27 2013
If the test results you are using came from a reputable radon contractor I would not install a radon system.  Most buyers just want to know the results are below 4.0.

If you bought an over the counter radon kit to test - I'd suggest having a home inspector or other professional test again to be sure those levels were correct.
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September 27 2013
Lowering it from 1.3 to 0.6 might be overkill - you might even be able to do that by airing out a basement (if there is one).  If the state advises that anything over 4.0 should be mitigated and you are at 1.3, I don't see how a reasonable buyer would challenge that.
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September 26 2013
I practice in NH, known as "the granite state"  need I say more?  We deal with radon and arsenic on a regular basis.  Even in NE radon levels vary from state to state.  As long as the levels of radon in air and water are within acceptable levels, buyers should have no issues.
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September 26 2013
 
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