Radon Mitigation: How It Works and Why It's Essential for Health

The Invisible Threat in Your Home

Radon gas seeps up from the ground into houses everywhere. You can't see it or smell it, but it kills about 21,000 Americans every year from lung cancer. That's more deaths than from drunk driving.

The government says if your house tests above 4 pCi/L, you need to fix it. But here's the thing - lots of houses test way higher. I've seen homes with levels over 50. Those families were breathing radiation for years and had no clue.

Your neighbors might test at 2 while your house hits 15. Same street, same dirt, totally different results. Only way to know is to test.

How This Stuff Gets In

Think of your house like a chimney. Warm air rises up and out, which sucks air in from below. That includes radon gas coming up through tiny cracks in your basement floor, gaps around pipes, or anywhere your house touches the ground.

Doesn't take much of an opening. Hairline cracks you can barely see are highways for radon. That gap where your water line comes in? Another entry point.

Winter makes it worse because your house is sealed up tight, so the suction effect is stronger.

Getting Rid of It

Most houses get what they call an Active Soil Depressurization system. Fancy name for something pretty straightforward.

Here's what happens:

We drill a hole through your basement floor into the gravel underneath. Then run a pipe from that hole up through your house and out above the roof. Put a fan on it that runs 24/7, sucking radon out from under your foundation and blowing it outside where it can't hurt anybody.

Also seal up obvious cracks and gaps to make the whole thing work better.

Takes most of a day to install. Sounds like they're tearing your house apart when they're drilling, but it's over quick. The pipe running through your house is noticeable but not ugly. Fan makes a little noise - about like a bathroom fan running.

What It Costs

Plan on spending $1,500 to $3,000 for most houses. More if your foundation is complicated or the job's tricky.

Fan runs constantly but only uses about as much power as a light bulb. Maybe 10 bucks a month on your electric bill.

When you think about what lung cancer treatment costs, it's the best money you'll ever spend.

Finding Someone Good

Look for contractors certified by your state or the EPA. Ask to see other jobs they've done. Get references and actually call them.

Stay away from door-to-door guys or anyone pressuring you to sign right now. Good contractors are usually booked out a few weeks anyway.

Keeping It Working

These systems are pretty simple. Listen for the fan every once in a while - if it stops, call for service. Check the little gauge that shows suction pressure. Get it looked at once a year.

Test your house again every couple years to make sure levels stay low.

When to Do It

Don't mess around if your test comes back high. The damage builds up over time, so waiting doesn't make sense.

If you're over 20, call someone this week. Between 10-20, get it done within the month. Even levels of 4-10 should get fixed - just not as urgent.

Best time is fall or winter when contractors aren't as busy and you'll see how well the system works during heating season.

Why Not DIY?

Looks simple enough, right? Just drill a hole and stick in a pipe. But there's more to it.

Get the suction point wrong and the system won't work. Size the fan wrong and you're wasting money. Don't know the building codes and you might fail inspection. Mess up the electrical and you could start a fire.

Plus, if you screw it up, you're still breathing radon while you figure out what went wrong.

Real Estate Stuff

Lot of states make you disclose radon levels when you sell. High levels can kill a deal or at least give buyers something to negotiate with.

Smart move is to test before you list and fix any problems. A working radon system actually becomes a selling point - shows you care about the house.

The Bottom Line

Radon is serious, but it's totally fixable. System goes in, levels drop, problem solved.

Don't be one of those people who test high and then do nothing about it. Your lungs don't care if you can't see or smell the radon. It's still doing damage every day you wait.

Test your house. If it's high, fix it. Simple as that.

Look, I've been doing this for years and I've seen it all. Families who ignored high radon levels for decades because they didn't want to spend the money. People who got scared by test results and moved instead of just fixing the problem. Homeowners who tried to DIY it and made things worse.

But I've also seen the relief on people's faces when they get that follow-up test showing levels below 1. Knowing your house is safe, that your kids can play in the basement without worry, that you're not slowly poisoning yourself - it's worth every penny.

The technology works. These systems are proven. When installed right, they drop radon levels by 90% or more in almost every house. It's not rocket science - just basic physics applied correctly.

And here's something else - once you've got a radon system, buyers actually see it as a plus. Shows you care about the house and took care of problems instead of hiding them. I've had real estate agents tell me houses with working radon systems sell faster than ones that just test low naturally.

One last thing - don't let perfect be the enemy of good. Some people obsess over getting levels down to zero. That's not the goal. Getting below 4 is success. Getting below 2 is even better. But don't drive yourself crazy chasing that last tenth of a point.