Radon Testing in Westland and Metro Detroit

Why Westland Properties Are at Risk for Radon

You probably won't consider radon unless you are buying or selling a home. That is how it normally works in most places. But radon doesn't wait until a house is sold to get into your home.

This area has its own unique geology. The soil here in Wayne County has high levels of naturally-occurring uranium, which decays into radon gas that then enters your home through the ground. EPA states any home is potentially at risk for elevated radon levels, whether it's a new build or a 50 year-old home. We get reports from homeowners near Norwayne or near Central City Park who are surprised at their radon results, thinking the levels must be good since radon was low in their neighbor's house. Radon can be high in one home and low in the next, even if they are on the same block.

Westland homes tend to be at risk due to several factors:

• Many homes here were built between the 1950s and 1970s and feature poured concrete or masonry foundations that naturally develop hairline cracks as they age
• Radon levels will always be higher in a basement (and most Westland homes feature a basement)
• Michigan's freeze-thaw cycles contribute to the shifting of ground soil, providing new and varied paths into the home
• Pumps and other equipment in a sump pit are often the pathway for radon entry into the home

In fact, radon is the second leading cause of lung cancer in this country (behind cigarette smoking) and can't be detected by smell, sight or taste, making testing the only option. The Michigan Indoor Radon Program provides guidance specific to our state's radon risk zones and testing requirements.

We've inspected homes that have been lived in for a decade or more without anyone checking for radon. In almost every case the levels come back elevated, sometimes two, three or more times the action level. No, it's not a coincidence, but neither is it a prediction for you home specifically. We don't know where the radon comes from, nor can for sure until you test it. The geology of our area is what it is and isn't likely to change, which means your home is potentially vulnerable unless you have it tested.

Professional Radon Testing: How it Works

There is often a perception that testing a house is more difficult than it is, and the process can actually be quite detailed. This distinction will make the difference between a radon test that means something and one you can disregard.

Typically here is how a radon test will go for our customers in Westland:

1. **Pre-Inspection. **At least 12 hours before our arrival, close all windows and doors, although normal opening is acceptable during the 12 hour time frame to maintain near-actual living conditions during testing
2. Location of the testing device. We place the radon monitoring device in the lowest livable area, normally the basement. In the event that you have a finished basement or lower level close to Norwayne or in any other area of the town, that is where the focus will be. Breathing level and distance from sources of drafts and humidity will dictate where it rests.
3. Testing device will run for 48 hours minimum. The monitor takes a measurement hourly. With a minimum of 2 days we get a good picture of the changes from day to night. We get a lot of calls about it; a lot of people want a fast answer, yet that a short duration testing period gives less information.
4. Monitoring data will be reviewed. Before your report is generated, we will first look at the hourly data after we have pulled the monitor. Peaks, valleys, and averages. We see Westland basements reading 2.0 pCi/L during the day and climbing past 6.0 pCi/L at night. The average would have still placed you over the action level.
5. Report generated and delivered. You'll get a straightforward interpretation. No complicated graphs, just a read-out of the average and peak level and what that means for your home.

The EPA's action level for radon is 4.0 pCi/L or higher.

We see a pattern here. People buy a kit at a hardware store, put it in the wrong place, and think they are done. 90% of the time, they put the device near a drafty window or the sump pit. A test placed in an incorrect location yields an incorrect result. It is that basic.

The radon monitoring equipment that our professional staff use has the capability to log the test results continuously. There is no comparable home testing kit that does that. It will not show the same kind of radon levels when just one measurement is taken. The levels do not stay stable. They change with barometric pressure, soil moisture changes, the furnace cycle on and off.

If someone asks why they do not test themselves, we do not scoff. We merely explain what the readings should look like in order to make a confident determination.

Preparing Your House Before Testing

There is a lot of people who skip a big portion of the preparation process. The results you receive would not be as trustworthy because the test conditions were wrong. There are some easy steps that can be taken to prepare your home which can the numbers you receive will be accurate.

Here is the number one: close your home. What this means is we refer to the process as "closed house conditions", and they must be maintained at least 12 hours before the testing equipment is set. Close all windows and exterior doors. Turn off fans or forced air that ventilate the entire building. The heating or air conditioning can be on at any time. But you do not open all windows because it's a beautiful day here in Westland, because we see that often.

Here are a few quick tips before our appointment:

1. Close all windows and exterior doors for 12 hours prior to the start of your radon test.
2. Close off whole-house fans, attic vents, or any vents that draw in outside air.
3. Continue to run your HVAC system as you normally would. Just don't flip the system from heating to cooling during the test, or vice versa.
4. you have easy access to the lowest livable level of the home (usually your basement).
5. Clear out all objects from around the perimeter of the foundation walls and any sump pump pits where the testing device will be placed.

The last point is often overlooked. We need the testing device about 20 inches off the floor, away from drafts and exterior walls. Having large quantities of items stored in your basement may limit where we are able to place the testing device in the house. This is especially true in older homes in Westland, as many of them near the Norwayne neighborhood have small basement footprints.

And don't touch or move the monitor once it is in place! We occasionally hear about home owners that move them because they want to clean underneath, or put it back when they are cleaning, or just move it to a shelf, etc. Any slight change in placement or movement can change the test result.

Another important note. If you have a closed building test, the result should reflect closed building testing procedures. When it comes to real estate sales in Westland, closed building tests are the standard because the test results reflect the EPA requirements. Many Westland homeowners don't know this and it can result in retests if the radon test is done incorrectly and a buyer does not accept the test result.

Radon testing prep only takes a few minutes but the benefit is worth the extra effort. It can save homeowners time and money in the long run.

Understanding your test results and next steps

Once the test is over, what happens?

Your test results will return a specific number that is measured in pCi/L (picocuries/liter). The EPA recommends that you take action to lower radon gas in your home if the level is 4.0 pCi/L (or above). However, many Westland home owners don't know that a number lower than 4.0 still needs attention. We tell every customer the same thing: lower is always better when it comes to radon.

Here is what the radon test results mean for you:

• Below 2.0 pCi/L, You are in a safe zone. Just retest every couple of years to nothing has changed.
• 2.0 to 3.9 pCi/L, Not an emergency, but worth watching. Consider a follow-up test or talk to us about options.
• 4.0 pCi/L and above, Time to act now. This is where radon mitigation can begin.
• Above 8.0 pCi/L, Unfortunately, this is more common than one would think, particularly for Westland homes near Norwayne. You should take prompt action to decrease your radon gas level.

We have multiple Westland homeowners who call each week wondering whether or not to worry when they receive a high radon test result. If the number is high, take a deep breath. A high reading doesn't mean your home is broken; it simply means the soil below the foundation of your home may have radon gas seeping up, and we need to divert it out.

If you receive a 4.0 pCi/L reading (or higher), our Radon Testing services technicians will be happy to show you our Westland radon mitigation options.

The solution is simple and effective: the vast majority of houses fall below 2.0 pCi/L once a reliable mitigation system is installed. If you tested low: Congratulations. Save your radon test results. They could become important in the future if you sell your house, refinance, or simply like having an updated radon report for your records. Radon levels can change over time for a variety of reasons. Soil conditions change. Foundations shift. You may finish a basement. A one-time test result does not mean you'll always have a home free of radon. Not sure what your results mean? Call and we'll interpret your radon test report for you and tell you what you need to do next.

When radon testing in Westland Should Not Wait

Radon gas goes unnoticed. You can't see it. You can't smell it. You can't taste it. But homes in Westland, Michigan, are filled daily with this colorless, odorless gas and many don't even know it. Radon is a radioactive gas which forms from the natural decay of uranium in the soil. The gas rises from the soil and enters a home through foundation cracks, gaps around pipes, sump pits and even the cracks in the concrete block itself. It then becomes trapped in the home. It's estimated by the EPA that radon is the second most common cause of lung cancer in the United States.

When do you stop pondering radon testing and do it? Here are scenarios where we encourage clients to not wait for a home radon test:

• You purchased a house and the seller's test is older than two years
• You have never had your current home tested
• You have finished a basement or converted lower level space
• You installed a new HVAC system
• A neighbor tests high

We get calls like this all the time from homeowners near Norwayne who just assumed their house was fine because it "felt normal." That's the thing with radon. It doesn't announce its presence. What can catch a homeowner by surprise is that the same street can have very different radon levels. Your neighbors house could test to 1.5 pCi/L (picocuries per liter) while your home is 6. The type of soil underneath, the type of house, even how the home breathes can influence the level found. You can never know your levels without testing your home. Michigan is in a radon-prone zone and Westland is no exception. Clay soils hold water and gas. It has found its way into basements and crawlspaces. We've seen high radon in new construction, and we've seen 1960s ranch homes test out clean. There is never a sure way to know without testing. If you're still waiting, today is a good day to start your radon test. All your side of the radon test is fairly minimal and you'll get your results in a few days, peace of mind lasts for a long time.