Originally Posted By: Asif2000 This post was automatically imported from our archived forum.
Joseph Hagarty wrote:
Caution is advised if you are advising clients regarding Radon if you do not have proper State licensing requirements to do so. Your E&O will most certainly penalize you if a Radon claim is made.
I am not an inspector and I am not advising anyone about anything. I am just expressing what I feel. If I can find a house that doesn't have radon gas at all (or under 2 pCL), why would I go forward with the one that does have it and where I would have to install mitigation system. And what is an E&O anyway?
I have done my research regarding asthma and radon gas and there are several recent studies that suggest a significant link between the two.
The bottom line is, it didn't feel right going forward with the transaction. I have already backed out. With my fussy nature, I would have been testing the radon levels several times every year even with the mitigation system installed to insure that its in workinf order. I may have over reacted but its over now.
Originally Posted By: Home Buyer This post was automatically imported from our archived forum.
Hi,
I’m a first time home buyer, and I have signed a contract with the seller for the house. The contract is pending inspection, loan approval, and appraisal. The Radon test result came back at average 5.1 pCi/L. I understand that it is not the highest, but is it the buyer or the seller’s responsibility to reduce this?
The seller has arranged for a mitigation contractor to come take a look at it tomorrow, and then tell us the best mitigation system. I've talked to the seller, but the impression that he gave me is that he feels that he might be able to help me a little with the cost of mitigation. This is opposite of my expectation. Without much experience, in my humble opinion, I'd think that the seller should pay fully for the mitigation, and make sure that the level is reduced to the level that I'm comfortable with. This is because if I buy the house, I'd have to concern myself with the mitigation system, health concerns, and potential future discussions with future buyer of the house if I want to sell it later. I would think that the issue doesn't stop right now, and will be ongoing for years to come. This is why I think the seller should at least take care of the cost of the mitigation system right now, if not compensate more for my hassle going forward. Am I being unreasonable? I just don't understand the seller's attitude that he's "helping" me if he chips in a little. I know if I cancel the contract at this time because we can't agree with this issue, he'd be not happy because he's already got a new house that he needs to move to quickly, and I know he's anxious to sell this one. I'm not in a hurry, but I don't want to be causing any unpleasantness. I just don't appreciate his attitude.
Originally Posted By: rfarruggia This post was automatically imported from our archived forum.
That’s why you have an attorney. You want the mitigation system, and you want someone else (the seller) to pay for it. Not an unreasonable request, but bear in mind that the seller is under no obligation to provide the system. Then, of course, you are under no obligation to buy the house.
If you want the seller to pay for it badly enough, and he is that desperate to sell the house, and you are the only potential buyer, you and your attorney have a good bargaining position.
On the other hand, if mitigation will cost $3000, and he can sell the house to someone else who dosn’t’t care about the radon issue for, say, $2000 less than your offer, well he’d be a fool to comply with your request.
I see high a radon presence just as another defect. Its presence is reported. What anyone does, if anything, is none of my business. Who pays to cure any substandard condition is up to the negotiating parties and their attorneys.
Originally Posted By: psabados This post was automatically imported from our archived forum.
Homebuyer
Contingencies for repairs of items found deficient from the inspection process should have been outlined in your purchase offer or contract. Inspectors and testing companies only report on conditions found at that time. Borrowed from FOXX News "We Report You Decide"
Ray's response is pretty much the straight truth. Contact your agent and lawyer for proper guidance
Originally Posted By: Home Buyer This post was automatically imported from our archived forum.
I’m not worried about the legal issues, because I still can back out if I cannot accept the Radon level. I’m trying to understand to whose advantage the mitigation system or any kind of Radon level reduction work is, thus determining who has more responsibility to fix it.
Will the mitigation system reduce the Radon level right away?
By having the mitigation system, such as the Radon fan, turned on all the time, does it mean that the Radon level will be low/gone as long as the mitigation system is turned on? What I'm trying to ask is that will it take one or two years to bring the Radon level down, and until then I have my family exposed to this health risk?
Please don't blame the buyers if we are concerned about the Radon level of a potential house that we like. We have a lot to think about so that we can protect our family and avoid future potential headache when selling the house, in the mean time not to overreact and cause trouble to the seller or the transaction. I'm pretty sure when I am searching for a house to buy, at first glance without looking into the details, I will avoid houses with history of Radon. It is just human nature. So, in one way or another, it will be disadvantageous to the seller.
Originally Posted By: Home Buyer This post was automatically imported from our archived forum.
Thanks for your replies. I didn’t mean to post irrelevant questions to the forum. I guess this forum is mainly for inspectors. I understand that contract issues should be asked to attorneys or agents. The reason I posted was because when I searched for Radon gas on yahoo, your forum came up, and it is relevant to my issue at hand. I just wanted to ask for opinions from people who have more experience about issues like this. Maybe this is a wrong forum to ask. By the way, both the seller and I don’t have agents or attorneys. It is a For Sale by Owner deal. I was just trying to get some help…anyway, thanks for your replies. I will look for other forums not too professional like this one.
Depending on the area in which you live, it may be difficult to find a home without Radon.
In the County where I reside, 30% of the homes test at a level requiring Mitigation. 5% of the homes tested at levels in excess of 100 pCi/L. I have seen reported levels in excess of 1000 pCi/L.
Originally Posted By: psabados This post was automatically imported from our archived forum.
Homebuyer
The Radon gas molecule has a half-life of approximately 3.5 days, then it breaks down into other molecules shedding the harmful Alpha particle. If the Radon source is from the sub-soil, in most cases it is, and not from rock in a foundation or fireplace construction, then the Radon reduction will be immediate. Provided the remediation contractor is following the guidelines set forth by the EPA.
Understand one thing, the average outdoor Radon level is .4 PiC/l the EPA says a level of 4.0 is an action level (10 times the outdoor level). Chances are any dwelling you purchase will have a reading of some sort.
Then mitigation system will have to be tested after completion and operation to ensure proper operation. Will the level be "0" ? No
If you haven't received a copy of A Citizens Guide to Radon go to www.epa.gov/radon Radon can be reduced and reduction is a health benefit to the occupants of the dwelling.
