Buying and Selling buildings How can I find out whether the house I am looking at buying does not have a radon problem? The only way of establishing whether a house has a radon problem is by monitoring the house. Ask the seller whether the house has been tested. If it has been tested they should be able show you written evidence of the results, indicating whether it is above or below the recommended action level of 200Bq/m3. What should I do if the house I am buying has not been tested for radon ? You can have it tested. Unfortunately the most accurate method of measurement requires detectors to be in place for three months which is impractical for people buying houses. Short term tests carried out over 7-8 days can be used for screening purposes, but will probably need to be followed up later with a longer term test. The alternative is to test after moving in. In order not to lose out financially you may consider setting up a Radon Bond with the Vendor. For further advice on measurement contact "color:red"NRPB. What should I do if I find that the house I am buying has an elevated radon? Go ahead with the purchase, the radon problem can be resolved after purchase much in the same way as other routine building problems such as rising damp or timber treatment. You should also familiarise yourself with the various radon remedial options and what they might cost. You may also consider discussing with the seller the possibility of a reduction in the purchase price, although the seller may have already taken this into account when pricing the property. What is a Radon Bond? his is an agreement that is entered into by the buyer and the seller. It involves the buyer retaining a small part of the purchase price, that can be used towards paying for radon remedial works should they prove necessary after the house has changed hands. The money is usually held by a third party such as a solicitor, and after an agreed period of time any remaining money is returned to the seller. It maybe that radon monitoring shows that no remedial works are required in which case the whole sum is returned to the seller. What should the Radon Bond include ? You need to agree how much money should be retained, over what period of time it should be retained and how the money maybe spent. How much money should I ask to be placed in a Radon Bond ? The amount of money retained needs to fairly reflect the remedial costs, that may be incurred by the purchaser, if the house is found to have an elevated radon level. For an average house £750-£1000 is typically  the sum that is retained. This will cover most works that might be required, e.g. the current average cost of a sump system is  £750 - £1000. Whilst it maybe desirable for the purchaser to see a larger sum retained it is unlikely that the seller will agree. They may have already taken radon into consideration in the valuation of their house. How long should the Radon Bond run for ? This needs to be fair to both parties. As a minimum nine months is probably a fair duration. This would enable the house to be monitored for radon and have remedial measures installed. This allows five to six months from moving-in to receiving radon results, with a further three months to organise and carry out remedial works. It does not however allow time for any further monitoring or additional remedial works. I am just about to exchange contracts on a house and have just discovered that it is in a radon affected area what should I do? The important thing is not to let radon influence your choice of purchase, even in affected areas most houses have low radon levels, and where levels are high they can usually be reduced at reasonable cost. So, if you like the house for every other reason continue with the purchase, but do make enquiries to better understand radon. NRPB can advise on average risk levels for the area you are moving to. You should also ask the seller whether the house has been tested for radon and request to see any results. If it has not been tested you should move in and have it tested. Advice on the different remedial measures is available elsewhere on this website. My solicitor says that the house I am hoping to buy is in a low, medium or high risk area for radon, what does this mean? Whilst these terms may offer some indication of risk you should seek more detailed information on the risks for the area you are moving to from NRPB. My solicitor says that the house I am hoping to buy is in a Basic, Full or Secondary  radon protection area, what does this mean? It probably means that the house is located within an area where radon protective measures may have to be incorporated within new homes. If the house is brand new check with the builder to see what level of protection has been provided. If it is an existing house you should contact NRPB to establish the likely radon risk in the area that you are moving to. When were requirements for radon protection in new houses introduced? Requirements for providing radon protective measures were first introduced in parts of Devon and Cornwall in 1988 (interim guidance) and were amended in 1991, parts of Derbyshire, Northamptonshire, and Somerset were added in 1992. In 1999 the guidance was further revised to include areas throughout England and Wales. I am buying a new house which has Full radon protection what does this mean? It should mean that the house is located within an area where Full radon protective measures are required to be incorporated within new homes. Full radon protection comprises a radon barrier and provision for subsequent subfloor extraction or ventilation. The barrier is laid across the entire footprint of the building sealing the house from the ground below. This will usually provide adequate protection, but just in case a radon sump or ventilated underfloor void are also provided. By connecting a fan these can be used to further reduce radon levels. I am buying a new house which has Basic radon protection what does this mean? It should mean that the house is located within an area where Basic radon protective measures are required to be incorporated within new homes. Basic radon protection comprises a radon barrier which is laid across the entire footprint of the building sealing the house from the ground below. I am buying a house which was built with Secondary radon protection what does this mean? It should mean that the house is located within an area where secondary radon protection measures were required to be incorporated at the time it was built. Secondary protective measures involve providing a radon sump or ventilated underfloor void to enable for subfloor extraction or ventilation later. It means that if you find that your house has an elevated radon level you can connect a fan to reduce the level. The person selling me their house has told me that the house does not have a radon problem. How can I check whether this is the case? The only certain way is to ask if the house has been tested. If it has then the seller should be able to show you a copy of the results letter. If it has not you can obtain a report for the area in which the house is located from NRPB. It will not reveal a result for your house but will provide an estimate of risk in the locality. I have been told that the area in which I am hoping to buy a home is affected by radon. What should I do? The important thing is not to let radon influence your choice of purchase, even in affected areas most houses have low radon levels, and where levels are high levels can usually be reduced at reasonable cost. NRPB can advise on average risk levels for the area you are looking to moving to. You can also ask the seller whether the house has been tested for radon and request to see any results. If I buy a house in a radon affected area will I be able to sell it in the future? Radon has been an issue in a number of areas of the UK for more than ten years and there are no indications that it is making houses impossible to sell. Radon is simply seen as just another routine building matter like timber rot treatment or damp-proofing which are dealt with at the time of purchase. I am buying a new house how can I tell whether it is protected against radon? Ask the builder to explain the level of protection that has been provided. How can I establish whether the new house I am planning to buy should have radon protective measures ? Contact whoever is carrying out Building Control approvals. It is most likely to be local authority building control or the National Housebuilders Council, although other agencies maybe involved. The builder should be able to tell you who they are using. Should I obtain a British Geological Survey Site Report for the house I am hoping to buy? The BGS site report is specifically designed to assist in determining the level of radon protection required in new dwellings. The NRPB radon report service offers a more appropriate report for homebuyers. Can I test before I buy ? To obtain the most accurate test results you really need to test over a period of several months. This is in order to eliminate any short term effects due to changes in weather conditions. Typically a three month test is recommended. Clearly this is impractical from the point of view of house sales. Short term tests over 7-8 days are available for screening purposes prior to purchase. They can then be followed up after purchase with a three month test. NRPB can advise further on measurement protocols. The Radon Council Limited have members who maybe able to provide measurement services. Will moving to a radon affected area pose a greater risk to my children ? There is no direct evidence of increased risk to children, but in estimating the risk for the population, allowance is made for exposure in childhood. If you would like to speak to somebody about radon in the first instance please phone the Health Protection Agency Radon Hotline on 01235 822622. Arron Perry | May 2005 | © copyright BRE 2000