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Radon Detection & Control

Radon Abatement Systems & Services

At CRAD, it is our mission and passion to deliver reliable and compliant solutions to our clients specific needs.

Health and safety always come first when your family is concerned. This is why we are committed to improving the quality of the air you breathe indoors everyday.

The experience, professional, and certified staff at CRAD promises to provide you with the safest and cleanest breathing air in your home.

We Serve The Greater Southwest Colorado Four Corners Area

Our Process

We seal a reinforced membrane over the ground and install a radon vent pipe with a fan
creating a negative pressure to collect the gas under the membrane.

Radon fan installed outside of the home, away from large recreational areas of the home. We offer painting of pipe to match home.

Monometer is installed on the pipe to indicate that the system is functioning properly.

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Real Estate Transaction Requirements​

RADON DISCLOSURE IS REQUIRED IN COLORADO REAL ESTATE TRANSACTIONS​

Section N of the Environmental Conditions portion of the Colorado Seller’s Property Disclosure Form specifically lists radon as a hazard that, if known by the seller to exist or ever have existed, must be disclosed. This is true even if previous test results were less than 4 pCi/L. In all cases, sellers should provide copies of any test results to potential buyers. If a radon mitigation system exists, it should also be disclosed, as it is presumed that radon had existed previously, and that if the system were to fail, the radon level would return to its original level.

RADON LEVELS CAN BE FIXED

If radon concerns are discovered during the home inspection process, they can be fixed through mitigation. Normal real estate negotiation procedures can be used to resolve the costs associated with radon mitigation.

Testing

TEST FOR RADON DURING THE INSPECTION PROCESS

At the time of resale, it is important to know what the radon exposure risk could be, independent of how someone else operates or lives in a home. Reliable testing devices and methods exist and are readily available to determine indoor radon levels. 

QUALIFIED RADON MEASUREMENT CONTRACTORS

It is strongly recommended that you use a contractor who is certified with the National Radon Proficiency Program (NRPP) or National Radon Safety Board (NRSB) to conduct your test. Certified contractors have been trained in the proper placement of radon measurement devices and the interpretation of the results. They use high-quality testing devices that can accurately determine the radon risk of the home. A list of certified radon testing contractors can be found at www.coloradoradon.info.

Can't Afford Radon Testing? The Colorado Department of Public Health and Environment (CDPHE) may help.

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You may be eligible if:

  1. You own the home you live in.
  2. You are a Colorado resident.
  3. You properly test your home for radon and the levels are higher than 4 pCi/L (picocuries) per liter of indoor air).
  4. To see if you quality, and/or apply, visit: www.coloradoradon.info

How to Apply:

  1. Visit www.coloradoradon.info and click on the "low income mitigation assistance" link.
  2. Read the policy and procedure manual.
  3. Complete the homeowner application.
  4. Send in the requred documentes as indicated in your confirmation email from CDPHE:
  •  Radon test results
  • Proof of home ownership
  • A copy of your mortgage statement
  • A copy of your Colorado identification

Understanding Radon

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RADON OCCURS NATURALLY

Radon is an invisible, radioactive gas created from natural deposits of uranium and radium in the soil. Radon is easily drawn into homes through cracks and gaps in the foundation and can reach concentrations that increase the potential for developing lung cancer.

RADON LEVELS ARE HIGH IN COLORADO

Data collected by the Colorado Department of Public Health and Environment indicates that approximately 50% of homes in Colorado have radon levels higher than the U.S. Environmental Protection Agency (EPA)-recommended action level of 4 picocuries per liter of air (pCi/L). All of Colorado – not just the mountains or foothills – is considered to be at high risk for elevated indoor radon levels. About 50% of homes in Colorado have high radon levels. 

Radon levels can be elevated in a variety of structures, including:

  • New and old homes.
  • Homes built on all types of foundations, including slab-on-grade, crawlspaces, and basements.

RADON EXPOSURE CAUSES LUNG CANCER

As uranium and radium breaks down in the soil, radon gas is created. Radon is then pulled into homes by a natural stack effect, releasing solid radioactive particles that can be inhaled into your lungs. These particles are referred to as radon decay products. This radiation can damage your lungs and increase your risk of developing lung cancer.

Residential case-control studies, as well as carefully controlled studies on animals and miners, have shown that prolonged exposure to radon decay products can significantly increase a person’s potential for lung cancer.

  • Radon is a Class A carcinogen; that is, it is known to cause cancer in humans with prolonged exposure. It is in the same class as tobacco products. 
  • The average indoor radon level in the U.S. is about 1.3 pCi/L in air. In Colorado, the average indoor radon level is about 6.4 pCi/L. Living in a home with average levels of radon in Colorado for 1 year is like having more than 200 chest x-rays every year. That’s more than 3 chest x-rays per week, per person, per year.

  • The United States Surgeon General, the American Lung Association, and the Environmental Protection Agency recommend that people avoid long-term radon exposure at or above 4 pCi/L. 

Follow these steps to ensure that your new home will keep your family safe and healthy for years to come:

Considerable research has been conducted by educational institutions and private industries in Colorado and elsewhere that provides evidence-based practices for mitigating radon in homes, schools, and commercial buildings. The techniques are straightforward and reliable. 

However, mitigation requires more than trying to seal openings in the foundation. In fact, caulking and sealing of foundation openings, on its own, has proven NOT to be a suitable method for reducing radon levels.

Mitigation should be done by a certified contractor who will install the system according to Radon Mitigation Standards and local building codes. A list of NRPP- or NRSB-certified radon mitigation contractors is available at www.coloradoradon.info.

IF YOU LOVE THE HOUSE, BUY IT

Buyers should not be reluctant to buy a home with elevated radon levels. They should take action to reduce radon after they move in. If the radon test results show a potential radon concern, consider doing a long-term test after you move in and before you install a
radon mitigation system.

The amount of radon exposure you have depends on where you spend your time. Doing a long-term test after you move in allows you to control the test conditions to better measure your actual radon exposure. If needed, you can then decide with your NRPP or NRSB-certified contractor about the need for mitigation. A
long-term test should be placed for a minimum of 91 days up to 1 year after you move into the home.

Mitigation

REDUCING RADON IS EASY AND INEXPENSIVE

At the time of resale, it is important to know what the radon exposure risk could be, independent of how someone else operates or lives in a home. Reliable testing devices and methods exist and are readily available to determine indoor radon levels. 

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MITIGATION SYSTEMS

Radon systems are designed and installed based on the construction of a home, not on the existing radon levels. Radon is mitigated when a system is installed that pulls radon-laden soil gas from underneath the foundation or crawlspace and exhausts it outside of the building, far enough away from windows and other openings that it will not re-enter the home.

A mitigation system usually consists of plastic pipe connected to an air pocket surrounded by the soil, either through a hole in the slab, via a sump lid connection, in a perimeter drain, or from beneath a plastic sheet in a crawl space. A quiet, continuously operating fan is attached to the pipe and discharges the radon outdoors.

A home with more than one foundation can present challenges to collecting the soil gas from under all portions of the building. However, qualified mitigation contractors typically can connect multiple systems together so that only one fan is required.

CRAWLSPACE SYSTEMS

For crawlspace mitigation systems, contractors need to lay perforated pipe, install plastic sheeting over the piping, seal it to the walls, and then route the piping to the fan. These systems can be more costly; however, the added benefit of reducing moisture in the crawlspace, in addition to reducing radon, can be a significant benefit.

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COSTS

It’s best to get involved in how the radon mitigation system will be installed if you will be the future occupant of the property. Costs depend on the amount of effort it takes the contractor to conceal the system and maintain the visual appeal of the home. Although a system routed up the outside of the building will reduce radon quite well, it may not be as visually appealing as one that is routed through the interior of the home.

  • Average U.S. installation cost: $1,200
  • Average operating cost in Colorado: $3/month
  • Expected life span of fan: 8-10 years
  • Fan replacement cost: $145-300
  • Periodic maintenance: Test every 2 years

KEY ELEMENTS OF MITIGATION SYSTEMS

U.S. EPA Radon Mitigation Standards include standards for radon mitigation systems. Your qualified contractor should understand and follow these standards.

  1. The discharge point of the system must:
    Be at least 10 feet above grade;
    Be at least 10 feet away or 2 feet above any opening to the
    interior of the home; AND
    Terminate above the eave of the roof.
  2. System fans should not be located inside a home, building, or in a crawlspace. They can be in an attic, on the outside of the house, or in the garage (provided there is no living space above the garage).
  3. There should be a gauge (manometer) located in a prominent location (inside the home) that will easily how the occupant that the system is functioning properly.
  4. Power to the fan should be run in accordance with local electric codes, including permits where required.
  5. All portions of the system should be labeled and a simple instruction manual, with warranties, provided to the homeowner.
  6. All homes with mitigation systems should be retested no sooner than 24 hours (no later than 30 days) after installation to verify radon mitigation is working and has lowered radon levels to below 4 pCi/L. The home should be retested every two years to make sure the mitigation system is operating properly.
  7. If purchasing a home or building with an existing radon mitigation system, it should be tested prior to purchase and every two years to confirm it’s working properly.

SELECT A QUALIFIED MITIGATION CONTRACTOR

The State of Colorado recognizes certified radon mitigation professionals. Lists of these certified individuals can be found at www.coloradoradon.info.

In addition to contractor certification, homeowners should always:

  1. Ask for references.
  2. Get several bids, as with any home repair.
  3. Require proof of certification, including agreement to follow mitigation standards and codes of ethics.
  4. Ask for proof of liability insurance, being bonded, and having all necessary licenses to satisfy local requirements.
  5. Ask for a clear contract with a guarantee below 4 pCi/L and a warranty.

ASK FOR A RADON MITIGATION SYSTEM IN NEW HOMES

A considerable number of Colorado homebuilders routinely put mitigation systems in homes during the building process. In many locations in Colorado, local building codes require that a radon system be installed in all new homes. Check with your local building department. In areas where it is not a building code requirement, it may be offered as an additional option by the builder.

If you’re building a new home:

  • Ask your builder to install a radon system during construction.
  • Test the home or building after completion to ensure it reduces the radon levels below 4 pCi/l.

Installing a system while a house or building is being constructed can be advantageous because:

  • The piping can be easily concealed.
  • The vent pipe can exit the roof and appear as a normal roof penetration.
  • The sub-grade can be prepared to collect radon easily.
  • Multiple foundations (such as in a basement and a crawl space) can be hooked up to a single vent, which also can be concealed in walls.
  • When done correctly, the system often works passively, without the need of a fan. (A contractor will route the system vent pipe in such a manner that after the home is tested, if the radon levels are not acceptable, a fan can easily be installed on the vent pipe within the attic to make the system more effective.)

Radon in Water

RADON FROM GROUNDWATER IS A LOW RISK

Radon can dissolve in the groundwater and be released into the air of a home when it is used for showers, laundry, and other purposes. Radon in water is not widespread and is primarily an issue with homes whose water supplies are from private wells that use groundwater.

The major concern is not with drinking the water, but rather the increased amount of radon added into the indoor air in addition to radon coming from the soil. Normal radon-in-air tests will measure this contribution if the house is occupied during testing. It takes a lot of radon in the water to have a measurable effect on indoor radon concentrations. As a rule, it takes 10,000 pCi/L in the water to add 1 pCi/L of radon to the air in the home. Always test the air first before testing or becoming concerned about radon in the water.

Radon in water test kits may be purchased online or at most home improvement stores. For a list of contractors who mitigate radon in water, refer to www.coloradoradon.info.

ADDITIONAL INFORMATION ABOUT RADON IS AVAILABLE AT:

Colorado Department of Public Health and Environment
www.coloradoradon.info

United States Environmental Protection Agency
www.epa.gov/radon

Your local health department
https://www.colorado.gov/; enter “local public health” in the Search field

Home Owners

Keeping Families Safe

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A Trusted Partner

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Pass Regulations

Thank you for your quality work. You were able to get my radon below 4.0. Doug Siner

We have had great experiences working with Colorado Radon Abatement and Detection. Lee and his team are professional and knowledgeable at a competitive price. John Folk

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