Radon

Radon is a radioactive gas that occurs naturally. It has no taste, smell or colour: in fact, special devices are needed to detect it. Radon is everywhere, usually at levels that pose negligible risk.

You may know that the South West of the UK is affected by radon.

The first thing everyone should know is that even in areas the Government has identified as affected by radon, most homes do not have a radon problem. However, some do - but in affected houses the problem of radon can usually be tackled with simple, effective and relatively inexpensive measures.

Where does radon come from?

When uranium decays, it becomes radium, and when radium decays, it becomes radon. Uranium is found in small quantities in all soil and rocks, but amounts vary from place to place. There can be marked variations even over small areas, and may be different levels of radon even between neighbouring buildings. Granite contains small amounts of uranium, which is why the South West has slightly higher levels than other parts of the UK.

Radon rises from the soil into the air; outdoors, radon is diluted and the risk it poses is negligible. When it stays in enclosed spaces, however, concentrations can build up.

Radon can be dangerous

It should be emphasised that when the radon concentration is high, it does pose a serious risk to your health. Radioactive decay of radon forms particles called 'radon daughters'. If you breathe these in they damage your lung tissues. Many health studies around the world have linked radon with lung cancer. Scientists measure radon levels in becquerels per cubic metre (Bqm-3 ),and the National Radiological Protection Board (NRPB), the governments independent advisers, have advised the government that the levelof 200Bqm-3 should be considered the Action Level. Radon is the second largest cause of lung cancer - the first is smoking. People who are exposed to high levels of radon are more likely to get lung cancer (much more so if they are smokers). However, even if you would find it difficult to cut down smoking, you can take easy, cheap and permanent steps to bring down a house's indoor radon level to an acceptable level of risk.

What should be done by people in affected areas?

The Government recommends that people in affected areas test their homes for radon. There is a postal test offered by the NRPB that involves monitoring radon in the home with simple, safe devices for a period of three months. The test costs around £36, including VAT, for two detectors and anyone can order it. The analysis is carried out by the NRPB and the results are sent back to the property owner.

The Government, the NRPB and the Building Research Establishment (BRE) all recommend that if householders, indoor radon levels test above the Action Level, they should take radon reduction measures as soon as practical - and then take the test again to give themselves peace of mind.

How does radon enter the property and ways to get rid of it

It is best to stop radon entering a house or, if that is not practical, to try to remove it if it gets in. The aim in both cases should be to reduce indoor radon levels to significantly below the Action Level.

There are five main ways to reduce radon levels:

• install a radon sump system
• improve ventilation under suspended timber floors
• use positive ventilation in your house
• seal cracks and gaps in solid concrete floors
• change the way your house is ventilated

Buying or selling a house in a radon affected area?

For a property sale in a radon affected area, the best way for both buyer and seller to approach the radon problem is openly and straightforwardly. If a house hasn't been tested for radon, it might seem that deciding on a fair price will prove complicated. However, there are some simple solutions to the problems:

• Ask if the house has been tested.
• Sellers are not legally obliged to volunteer the information they know, but if you ask for it they must give it - so if the house has been tested the seller will tell you. Ask to see the letter giving the result.
• If the house has not been tested. You should take the radon test soon after you move. Test results can vary according to the householders' lifestyles. Even if more than three months are left before the present occupants move out, it may be better that you take the test - it will reflect your lifestyle.

How do I arrange a price with the seller?

No seller should be asked to accept a lower price for a house just because it is in a radon affected area - or if his or her radon level has tested below the Action Level.

However, if the radon level has tested above the action level, buyer and seller should agree a fair price reduction to reflect reasonable costs, not the most expensive possible solution.

The more difficult case is when the radon levels are not known at the time of the sale. The BRE favours the radon bond as a solution to this problem ands it has proved popular with buyers and sellers. A sum of money will be set aside from the sale until a radon test has been carried out. The radon bond should be discussed with the solicitor.

What can we do?

We can provide information on radon levels in the city but we cannot provide details for individual properties.

You can get an information pack on radon in the home, with advice about radon, its health risks and details of how to order the test from:

• The National Radiological Protection Board (NRPB)
• Radon Freephone on 0800 614529
• By post from NRPB, Chilton, Didcot, Oxon OX11 0RQ

You can get practical and effective advice about construction work to reduce radon levels from:

• The Building Research Establishment (BRE)
• Radon hotline on 01923664707

You can find information and advice about radon and how to reduce levels in houses on the Health Protection Agency and BRE's websites.

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