People often ask, “What is radon, and do I need to be concerned about it?” 

Let’s address this as two questions. First, radon is an invisible, odorless, and tasteless gas produced by the natural decay of uranium in soil and water. Nationwide, radon gas is the second leading cause of lung cancer after cigarette smoking. Speaking of cigarettes, statistics show that smokers are 10 times more likely to die of cancer when radon is present in the home. 

The US Environmental Protection Agency (EPA) reports the national average radon level is 1.3pCi/L (picocuries per liter of air). In 2012 the State of North Carolina reported that several counties in WNC had radon levels higher than the national average, including Buncombe 3.2 pCi/L, Swain 5.3, Jackson 3, Graham 5.5, Cherokee 5.5 and Macon 2.5. Readings vary across the region, and the radon level in your home can vary greatly from your next door neighbors.

Now for the second half of the question, “Do I need to be concerned about it?” The easy answer is yes. The EPA recommends that all homes be tested for radon and mitigated if the radon concentration is 4 picocuries per liter (pCi/L) or higher.

Click here to learn more about radon and your health from the Centers for Disease Control (CDC).

So, how can you find out your home’s radon levels, and what should you do about it if your levels are too high? Let’s take a look.

Testing 1-2-3

Get your home tested for radon. Call Asheville Home Inspector Peter Young, (828) 808-4980, to arrange a test. 

Although the EPA recommends taking action if your home tests at 4.0 picocuries per liter (pCi/L) or above, the World Health Organization recommends a more cautious action level of 2.7 pCi/L. 

Mitigating circumstances

If your test reveals a high level of radon in your home, you’ll need to enlist the services of a professional radon mitigation company. The average cost of radon mitigation is around $1,500, however costs can vary from $1,000 to about $2,500, depending on specific circumstances. 

The mitigation specialists will install a device to remove radon from your home. 

Here’s a link about how radon mitigation works from the State of North Carolina.

How to find a reputable company

Since high radon levels are found throughout Western North Carolina, there are a host of companies waiting for your call. They’re not all created equal. Since North Carolina has no licensing requirements for radon mitigation, it’s prudent to practice caveat emptor (let the buyer beware). Here are some criteria you can use to find a good company:

• A good reputation. Customer reviews are a good place to start. Check on Google, Angi (formerly Angie’s List), the Better Business Bureau, and social media. Avoid companies with poor reviews or no reviews.
• Experience. Look for a company that’s been in business for years, rather than months. Experienced companies are likely to do a better job with placement of your radon mitigation system. 
• Certification and insurance. In addition to experience, look for a company with certification and insurance. The American Association of Radon Scientists and Technologists (AARST), a nonprofit, trade organization dedicated to the highest standards of excellence and the ethical performance of radon measurement, radon mitigation and knowledge transfer, offers certification for radon companies through the National Radon Proficiency Program. Additionally, certification paves the way for radon contractors to qualify for insurance. 
• Warranty protection. Ensure that your investment in radon mitigation is backed by a reliable warranty. Ask your radon professional what type of equipment they use and get details of their written warranty.
• Fair price. There aren’t any one-size-fits all systems for every home, so prices may vary, depending on the type of home, type of system, and type of fan. Prices tend to be competitive company to company, so be cautious about prices that are too high or too low. Some companies will lowball the initial price and then start throwing in add-ons once installation has begun. Be sure to get a reliable quote for your project from your radon professional.

System installation

When you find the right company and iron out all the details, it’s time for installation of the system. There are three factors a reputable company will consider: Aesthetics, effectiveness, and EPA/AARST/NRPP standards. 

Be sure to ask your technician to show you multiple location/install options. For example, if you have an unfinished basement that shares a common wall with a garage, the system can be vented through the garage to the roof, rather than through one of the home’s exterior walls.

Retesting

Radon mitigation is not “set and forget.” Once the system is installed and retested you can breathe easily for a while. However, the EPA suggests retesting the home every two years to be sure the system is still performing as intended.

Radon and new contruction

If you are planning new construction, ask your contractor about radon-resistant features. Some examples are gravel and plastic sheeting under the foundation, proper sealing of cracks, and the installation of a vent pipe. After your home is built with these features, don’t skip radon testing before moving in. If levels are elevated, have a radon fan installed. Click here for information from the EPA about radon-resistant features for new construction. 

In conclusion, discovering high radon levels in your home is not the end of the world. With proper testing and mitigation, the air quality in your home can be brought back to safe radon levels.

Buying or selling a home in Western North Carolina?

Avoid unpleasant surprises! Contact Asheville Home Inspector Peter Young before signing any contracts. Call (828) 808-4980, or click here to make an appointment.

The post What to do when your home tests high for radon gas appeared first on Peter Young Home Inspections.

Once upon a time, Asheville basements were little more than overgrown utility areas for storing unsightly items, housing the furnace, electrical panels, and maybe even a washer and dryer. In these times, with above ground living space getting so expensive, basements have seen a transformation into living spaces, such as rec rooms with pool tables, home theater systems, or even full bedrooms and bathrooms. This may be a convenient and inexpensive way to claim more living space in your home, but if some common basement problems are not overcome first, occupants of these spaces may be putting their health at risk. Even if you don’t use your basement as a living space, some of the problems down there can affect the rest of the house. This is why a basement inspection by a licensed home inspector is essential. There are three types of basements: 

• Unfinished
• Partially finished
• Finished 

With some variations, the same or similar problems can exist in all three.

Unfinished basements

An unfinished basement is an old-school, bare bones concrete room with no drywall, flooring, or furniture. It might be a laundry room, Dad’s workshop, or a creepy, musty storage room. Even though an unfinished basement does not count as square footage in a real estate transaction, home inspectors are required to inspect them and report any uncovered defects. Since unfinished Asheville basements have bare concrete walls, it is relatively easy for an inspector to spot a variety of issues. Here are some common problems. 

Mold & Mildew 

A stale and musty odor is a sign of water intrusion in a basement. The odor is from mold, and it means the basement is not dry. Eliminating the odor means cleaning and drying the walls, woodwork, and whatever you have stored down there. But you can’t stop there; you must find and eradicate the source of the moisture. If your land slopes toward your house, moisture intrusion will always be a problem in your basement. If you get standing water down there, you will need to install a sump pump. If it just always feels and smells moist, perhaps a dehumidifier will do. 

White residual deposits

Also called efflorescence, white residual deposits are found in basements that have water issues. The white residue is not a health risk of itself, but it can be an indicator of cracks in the foundation or walls in an unfinished basement. Cracks in the walls and floor may be superficial, but they also could be a problematic source of water intrusion. Your home inspector can determine whether the cracks are cosmetic or structural. 

Structural Defects 

Problems with walls, ceilings, and beams are easy to spot in an unfinished basement. Shoddy or incomplete joists can cause problems in the floors above. Past or present water issues can cause significant rot in wood joists, which in turn can create structural problems. 

Pest Infestations 

Roaches, ants, termites, and rodents may find a damp basement attractive. If the problem is moisture-related, it will not go away without drying up and eliminating the source of moisture. If you see signs of pests in your Asheville basement, your home inspector can arrange for a pest inspection.   

Dangerous fumes 

Basements can be contaminated with hazardous fumes. These are caused by several factors: 

• Stored solvents – since basements are used as storage spaces for household chemicals, such as paint, cleaning supplies, and solvents, be sure none of these are leaking. Prolonged exposure to chemical fumes can be dangerous to your health.
• Carbon monoxide – many homes have their furnaces in the basement. This should be inspected regularly for safe operation. When not maintained, furnaces can leak deadly carbon monoxide. Keep a carbon monoxide detector in your basement and one at the top of the stairs where you can hear it if it goes off. If the alarm sounds, get out of the house quickly and call your gas company from a safe distance.
• Radon gas – produced by the radioactive decay of uranium, radon can be found in the soil, rocks, and even in the air. Outdoors it poses no danger, but in the confines of a basement it can build up to dangerous levels. Radon levels are very hit or miss in Western North Carolina, and radon is the second leading cause of lung cancer. Your home inspector can arrange for a radon inspection. If an inspection reveals high radon levels, have your home treated by a radon remediation expert.

Partially finished basements 

A partially finished basement is just what it sounds like. Part of it is bare, but another part may have some sort of living space, such as a game room, entertainment room, workshop, or even a home office space. It may have a bathroom, but not bedrooms. There might be some drywall, but the floor could be concrete with a drain in the middle.  One thing to consider seriously: If you are spending a lot of time in an unfinished basement, you need to be sure it is a safe environment. The problems mentioned above (mold, fumes, radon, etc.) need to be addressed before spending much time down there.

Finished Basements 

A finished Asheville basement can be anything from a large, open area with flooring, a ceiling and drywall, to a complete living area with bedrooms, a bathroom, and even a kitchen. For a finished basement to count as square footage in a North Carolina real estate listing (MLS), it must be considered “heated space.” However, even if it doesn’t count as heated square footage, a well-constructed finished basement can still add considerable value to a home. 

Finished basements are not as easy to inspect as bare basements. Drywall and flooring can cover up structural defects and signs of previous water damage. If intended as living quarters, it is essential to check for mold issues, air quality, and test for radon. When a home has a finished basement, a radon inspector will set the test there. However, for homes with unfinished basements, the inspector will set up the test above grade on the first floor. Whatever type of basement a home contains, it is always best to have it checked out thoroughly by a licensed home inspector to rule out serious issues.  

Call Peter Young Home Inspections 

Buying or selling a home? Never sign any contract without first getting a home inspection!  Call Asheville Home Inspector Peter Young, 828-808-4980, or click here to make an appointment today.

The post What you should know about Asheville basements appeared first on Peter Young Home Inspections.

Asheville radon testing is essential. Buncombe County ranks high in the state for potential radon contamination.

Health is wealth, as “they” say. We don’t always know who “they” are, but often we find them wise. It’s like that with testing your home for radon. It affects both health and wealth. First let’s look at health.

What is radon, and how does it affect you?

Radon is a gas formed by the breakdown of uranium and radium in the soil. It can enter your house through openings in floors, crawl spaces, basements, even slabs. Any home can be affected by radon, even new construction.

Why is radon in your home a problem?

Radon gas is the second leading cause of cancer in America. For non-smokers, it’s the number one cause of lung cancer. Leading experts recommend radon testing, including the EPA, the Surgeon General, the American Lung Association, and the North Carolina Radiation Protection Section.

Radon risks vary from county to county in North Carolina. For example, homes in Buncombe County (Asheville) have a higher risk of radon contamination than neighboring Madison County. To further complicate the issue, radon gas is unpredictable. For example, two houses side-by-side, built with the same construction methods can have far different radon levels. So just because your neighbor’s house tested low for radon gas, that doesn’t mean your home will test the same way. Click here to see a map of radon risk by county in North Carolina. 

The only way you can know for sure is to have your home tested for the presence of radon gas. In all cases, the area in a home most at risk is the lowest level occupied; for example, in-law quarters in your basement would be the riskiest part of your home if radon is present.

What about wealth?

Okay, it’s a no-brainer that radon gas can affect your health. However, we mentioned wealth. What’s that about? Here’s the short answer.

When you conduct a radon test prior to buying a home and the test shows high levels, you can ask the seller to pay for or install a radon mitigation system (an investment of $1,500 on average).

If you forgo the radon test and find out later that radon is a problem in your home, you can no longer ask the seller to fix the problem. Or, let’s suppose you don’t do a radon test, and ten years down the road you put your home on the market. The potential buyers have a radon test performed and the test results are high. Your potential buyers will ask you to cover the cost of a radon mitigation system. So not only is money coming out of your pocket, but you’ve been breathing radon-laced air for ten years. The smart thing to do is have the radon test before you buy.

Is Asheville radon testing really necessary?

Your home is one of your greatest assets. Protect your investment with with radon testing.

Some claim that homes without basements are not at risk for radon gas. While they pose a lower risk, that doesn’t mean there is no risk. Homes without basements do test lower on average for radon. Walkout or daylight basements also test lower. Air circulation to the outside can be a mitigating factor in radon contamination. However, high radon levels can be found in walkout basements as well.

Conspiracy buffs like to claim that radon is a fake danger invented by the government. Even if there were some truth in this, which there is not, it wouldn’t matter anyway. Even a perceived health problem would still be considered a liability to potential buyers.

What if your home tests for high radon levels?

As mentioned earlier, if the test is being done before buying a home, the cost of a mitigation system can be part of the price negotiations. However, let’s say you’ve been living in the home for some time, you decide to have it tested, and the levels test high. First, don’t panic! Radon levels can be effectively reduced with the installation of a radon mitigation system. It’s cost is well worth the peace of mind knowing you will not be breathing high levels of cancer-causing gas in your home.

Asheville radon testing and mitigation is essential. Call today to book an appointment for radon testing in Asheville and the surrounding area.

Buying or selling a home?

Radon can affect a home’s value. Asheville home inspector Peter Young can explain your options for testing and mitigation. Call Peter Young Home Inspections today.

The post Asheville radon testing: Is it necesssary? appeared first on Peter Young Home Inspections.