Hello Kentucky, and Louisville in particular! I'm glad you asked.
Radon is a gas that is the byproduct of uranium decay, so the radon levels occurring naturally are a function of the geology under our homes. In the process of the decay, the gas seeps up through the ground and into the atmosphere. The half life is short, but it's a continuous process and essentially doesn't stop.
So why so homes in Louisville have higher concentrations of radon than other parts of the country, and why does a home have a higher radon level than, say, the outdoors?
We've addressed the first part (Louisville, southern Indiana, and Oldham county are all atop some large uranium deposits). The reason it concentrates in the home is that our HVAC systems create a negative pressure that essentially acts like suction, drawing outside air inward. Newer homes with better insulation and tighter seals (more efficient building envelopes) aren't as leaky as their older predecessors, which usually means they have higher radon levels. Be forewarned: we have seen elevated radon levels in every type of home, including older homes on crawl spaces.
So there you have it. When you are buying a home, it is always a good idea to get the radon level checked. For a short timeframe like that it's best to get a continuous radon monitor, which will give hourly readings of the radon levels and will average the levels at the end of the test or inspection.
Next week: radon mitigation
HT initial
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Tuesday, January 25, 2011
Wednesday, January 19, 2011
Radon basics- Pt 1- should I be concerned?
Hello to all in Louisville and southern Indiana! And hello to anybody else out there who would like to know more about radon. There is plenty of confusing information out there, and we encounter clients all the time who are on the extremes of the issue from, "it's snake oil" to "I don't want any radon in my house, or I'll die."
As you would expect (I hope), we have done our own research by reviewing available data and long-term studies to decide whether to get into the radon testing business. After all, a company who performs questionable testing for clients is automatically suspect in my book, and I wanted to make sure that if we were to offer this service that it really is a value to the client.
The data regarding radon is overwhelming in its conclusion: radon gas can cause lung cancer, and elevated levels of radon show a marked increase in lung cancer. The results for smokers is even more dire, and the effects of radon combined with the effects of smoking are not merely additive but exponential.
We encourage you to do your own research, but shy away from sites that appear to be all doom and gloom or all sunshine and lollipops. The great thing about radon is that it is easily mitigated, and the cost of mitigation has continued to come down.
One of the better sites is the EPAs radon site at www.epa.gov/radon. I am not a huge fan of the EPA's policies, but this site gives a pretty evenhanded assessment of radon gas.
On the website you can look for a link to your state and see whether it has a higher likelihood of having elevated radon levels (if you are in Kentucky, just go to our website at www.HTLouisville.com and click the "radon" link). Short story- the areas around Louisville has elevated levels of radon, mostly due to the uranium deposits far beneath the surface. Radon is a byproduct of uranium decay, and it seeps upward from the ground.
Next week we will look at why radon levels are elevated in homes and what can be done about it.
If you are purchasing a home in the Louisville area (including Oldham county, or Floyd county or Clark county), it is a good idea to get a radon test. They end up being high over half the time, and the seller usually pays for mitigation. If you don't test, and then when you sell the house does get tested, the next buyer may test and THEN you end up having to pay for somebody else's mitigation system! Even if it is low it's a good thing to do since it gives you peace of mind.
Until next week,
Brian
HomeTeam Inspection of Louisville, KY
As you would expect (I hope), we have done our own research by reviewing available data and long-term studies to decide whether to get into the radon testing business. After all, a company who performs questionable testing for clients is automatically suspect in my book, and I wanted to make sure that if we were to offer this service that it really is a value to the client.
The data regarding radon is overwhelming in its conclusion: radon gas can cause lung cancer, and elevated levels of radon show a marked increase in lung cancer. The results for smokers is even more dire, and the effects of radon combined with the effects of smoking are not merely additive but exponential.
We encourage you to do your own research, but shy away from sites that appear to be all doom and gloom or all sunshine and lollipops. The great thing about radon is that it is easily mitigated, and the cost of mitigation has continued to come down.
One of the better sites is the EPAs radon site at www.epa.gov/radon. I am not a huge fan of the EPA's policies, but this site gives a pretty evenhanded assessment of radon gas.
On the website you can look for a link to your state and see whether it has a higher likelihood of having elevated radon levels (if you are in Kentucky, just go to our website at www.HTLouisville.com and click the "radon" link). Short story- the areas around Louisville has elevated levels of radon, mostly due to the uranium deposits far beneath the surface. Radon is a byproduct of uranium decay, and it seeps upward from the ground.
Next week we will look at why radon levels are elevated in homes and what can be done about it.
If you are purchasing a home in the Louisville area (including Oldham county, or Floyd county or Clark county), it is a good idea to get a radon test. They end up being high over half the time, and the seller usually pays for mitigation. If you don't test, and then when you sell the house does get tested, the next buyer may test and THEN you end up having to pay for somebody else's mitigation system! Even if it is low it's a good thing to do since it gives you peace of mind.
Until next week,
Brian
HomeTeam Inspection of Louisville, KY
Tuesday, January 11, 2011
Home Inspection 101- How long will my furnace last?
This is a common question for us, just like the questions we get regarding roof and other component life expectancies. The answer is as unscientific as it would be if you asked your doctor at a regular checkup how long you have to live. The truth is, nobody knows.
At a home inspection in Louisville, KY this week, we inspected a heat pump that was 23 years old. Typical life expectancy for a heat pump is around 16 years, but this system was in great shape- it had been maintained through the years and was delivering very good performance. As a note, we use a licensed HVAC technician to test the heating and cooling system, which is not typical. In fact, I don't know of any other company in Louisville or southern Indiana who uses a licensed HVAC company for their home inspections, but it gives the homebuyer a much higher degree of confidence regarding the health of their system.
The HVAC system, although older than the typical life expectancy, showed no signs of impending failure. How long will that system last? I don't know, but based on its history, good maintenance and current performance, it will probably last several more years.
At HomeTeam, our licensed inspectors will always be honest and candid about a home's components, but there is never a reason to be alarmist. As we say in the business, "The house is the house!".
At a home inspection in Louisville, KY this week, we inspected a heat pump that was 23 years old. Typical life expectancy for a heat pump is around 16 years, but this system was in great shape- it had been maintained through the years and was delivering very good performance. As a note, we use a licensed HVAC technician to test the heating and cooling system, which is not typical. In fact, I don't know of any other company in Louisville or southern Indiana who uses a licensed HVAC company for their home inspections, but it gives the homebuyer a much higher degree of confidence regarding the health of their system.
The HVAC system, although older than the typical life expectancy, showed no signs of impending failure. How long will that system last? I don't know, but based on its history, good maintenance and current performance, it will probably last several more years.
At HomeTeam, our licensed inspectors will always be honest and candid about a home's components, but there is never a reason to be alarmist. As we say in the business, "The house is the house!".
Tuesday, January 4, 2011
Old Roof
It's a common question: "How much longer will the roof last?"
Unfortunately, it's a bit like asking any of us, "So, what date will you die?"
The same goes for hot water heaters, HVAC units, and so many other aspects of a home. A better metaphor is probably a car. Cars rarely truly die. Instead, the cost of maintaining them begins to outweigh the value of replacing them.
Back to the roof. Roofs can be repaired quite nicely and will generally last around 25 years (some quite a bit longer). Others may have been installed by a shoddy roofer, have been subjected to a few too many windstorms, or have otherwise experienced some trauma that makes the shingles more inclined to fly away. So the real question is for the homeowner and not the inspector: at what point will it be too costly for you to maintain the roof? The answer to that is really the point at which the roof needs to be replaced.
One caution for the buyers and realtors out there: very few roofers are interested in repairing a roof and will usually look for reasons it needs to be replaced. One of the reasons for this is obvious (repair jobs do not have high profit margins), but the other is less obvious: good roofers usually guarantee their work, and few are interested in guaranteeing a roof after simply repairing it.
Till next time, happy inspecting in Louisville!
See our website at www.HTLouisville.com for more details.
Unfortunately, it's a bit like asking any of us, "So, what date will you die?"
The same goes for hot water heaters, HVAC units, and so many other aspects of a home. A better metaphor is probably a car. Cars rarely truly die. Instead, the cost of maintaining them begins to outweigh the value of replacing them.
Back to the roof. Roofs can be repaired quite nicely and will generally last around 25 years (some quite a bit longer). Others may have been installed by a shoddy roofer, have been subjected to a few too many windstorms, or have otherwise experienced some trauma that makes the shingles more inclined to fly away. So the real question is for the homeowner and not the inspector: at what point will it be too costly for you to maintain the roof? The answer to that is really the point at which the roof needs to be replaced.
One caution for the buyers and realtors out there: very few roofers are interested in repairing a roof and will usually look for reasons it needs to be replaced. One of the reasons for this is obvious (repair jobs do not have high profit margins), but the other is less obvious: good roofers usually guarantee their work, and few are interested in guaranteeing a roof after simply repairing it.
Till next time, happy inspecting in Louisville!
See our website at www.HTLouisville.com for more details.
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