radon what you need to know real estate nov2017.ppt...
TRANSCRIPT
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RADON and Real Estate What You Need to Know
Health CanadaNovember 2017
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• Radon is a radioactive gas that is produced naturally by the breakdown of uranium in the ground.
• Radon represents almost 50% of a persons lifetime radiation exposure
• All homes have some level of radon (unless they are on stilts or in a tree) - the question is how much and the only way to know is to test
• If the radon level in your home is high it can be fixed! • Techniques to lower radon levels are effective and can
save lives. The radon level will be reduced more than 80% for about the same cost as other common home repairs such as replacing the furnace or air conditioner.
WHAT IS RADON
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RADON – FEDERAL GUIDELINES
Normal Occupancy = Occupied for greater than 4 hours per day
Revised guideline introduced in 2007:
“Remedial measures should be undertaken in adwelling whenever the average annual radonconcentration exceeds 200 Bq/m3 in the normaloccupancy area”“Dwelling" includes residential homes, and buildings with a high public occupancy rate such as schools, hospitals, long-term care residences, and correctional facilities
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HOW RADON ENTERS A HOUSE• Any cracks, openings or gaps in
foundation walls or floors provide route(s) of entry into home
• The air pressure inside a house is normally lower than the pressure underneath or around the foundation
• This difference in pressure acts like a vacuum drawing radon in through foundation cracks and other openings
• Once inside the home, radon can build up to dangerous levels
Image: Courtesy of the Department of Natural Resources Canada
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• Radon is the 2nd leading cause of lung cancer after smoking
• Health Canada estimates that approximately 16% (3200) of lung cancers are radon induced.
• The only known health effect associated to long term radon exposure is an increased risk of developing lung cancer
WHAT ARE THE HEALTH RISKS
• Smokers also exposed to high levels of radon have a significantly increased risk of developing lung cancer
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LIFETIME LUNG CANCER RISKS FROM RADON
Radon Level(Bq/m3)
Background200400800
Lifetime RiskNon-Smoker
1%2%3%5%
Lifetime RiskSmoker
12%17%22%30%
The combined effects of radon exposure and smoking create a RISK greater than the two actions separately
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RADON EXPOSURE RISK COMPARISON
*All accidental deaths includes motor vehicle accidents, drownings, falls, fires and more
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Two options1. Hire a certified radon measurement professional2. Purchase a do-it-yourself test kit
• Homes should be tested using long-term test device for a minimum of 3 months.
• If the radon level is above the Canadian Guideline level of 200Bq/m3 take action to reduce
www.TakeActiononRadon.ca/test
HOW CAN YOU TEST FOR RADON
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• Indoor radon levels vary greatly, even over a 24 hour period
• Several factors including building design, building condition, occupancy pattern etc. influence radon levels in a house
• Two houses built side-by-side can have different indoor radon levels
• So, measurements gathered over a longer period of time will provide a better estimate of the annual average exposure
WHY LONG-TERM TESTING?
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• If the radon level is found to be high, it can be fixed at a reasonable cost
• Hire a certified radon mitigation professional to help you find the best way to reduce the radon level in your home
HOW TO REDUCE RADON LEVELS
To find a certified mitigation professional go to: www.c-nrpp.ca
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REDUCING RADON LEVELS• Techniques to lower
radon levels are effective and can save lives.
• A radon mitigation system can be installed in less than a day and reduce the radon level by more than 80%
• The same cost as other common home repairs, like replacing an air conditioner or washer and dryer.
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WHAT IS HEALTH CANADA DOING ABOUT RADON?
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NATIONAL RADON PROGRAM
National Radon Program
National Radon Lab
Radon Testing Project
Database &
Mapping
Radon Research
Education & Public
Awareness
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Highlights:• Federal Building Testing Program – More than 20,000 buildingstested • Cross Canada residential radon testing project – ~18,000 homes
• 95% of the Health Regions that participated had homes that tested above the Canadian guideline of 200 Bq/m3
• ~ 7% of Canadian homes exceed the Canadian guideline• New 2010 National Building Codes for protection against radon ingress• Development of a Canadian Certification Program C-NRPP• Radon research in testing, mitigation techniques, granite and building
materials to support program, policy and public guidance• Extensive radon education and awareness programs across • the country
NATIONAL RADON PROGRAM
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• Development and distribution of radon outreachmaterials
• Established NOVEMBER as Radon Action Month –TakeActiononRadon.ca
• Development of a PSA with Mike Holmes and MikeHolmes Jr.
• Canada Post’s SmartMoves program to 650,000 +homeowners annually
• Pro-active radon engagement with provinces andterritories to encourage action
• Events and conferences: home shows, health care,real estate and home builders
NATIONAL RADON OUTREACH
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• Radon: Another Reason to Quit fact sheet - 500-700+ pads of factsheets sent to doctors office each month
• Promotion of the new radon accredited continuing medical education (CME) course for Health Professionals
• Pro-active engagement with and at risk regions and populations – schools / daycares / smokers etc…
• Train the Trainer program to educate Health Professionals• Engagement with Energy Efficiency Programs to incorporate
radon information • Canadian Real Estate Association co-branded radon publication
TARGETED RADON OUTREACH
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www.canada.ca/radon
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WHERE DOES RADON FIT IN A REAL ESTATE TRANSACTION
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• Long term radon testing for 3 months is recommended = radon testing during a real estate transaction is not a great fit
• Homeowners should ideally test their home’s radon level before putting it up for sale.
• Knowing a home’s radon level can be a value-add / upsell rather than a testing roadblock
• Radon testing is a good healthy home prevention activity for new homeowners.
• RE Agents could include DIY long term test kits in the new homeowners gift basket
• In regions known to have high radon levels there may be more interest by home buyers to do a test
RADON & REAL ESTATE
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• It is important that Real Estate professionals know and understand requirements around radon testing and mitigation, should the issue come up during a transaction with a home buyer or home seller.
• Buyers may have questions on the need for radon testing, the costs of remediation, and obligations of the seller
• Sellers may have questions on their obligations for testing and remediation
• There is no requirement to measure the concentrations of radon in a property you are planning to sell.
• If a radon test has been done in the past, results and any remedial work should be declared / shared with potential buyers..
RADON & REAL ESTATE
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• CREA and Health Canada do not recommend incorporating radon testing during a real estate transaction.
• It is best to test the home once you are living in it - the test results are impacted by how you live in your home – windows and doors open or closed, air conditioning, fans etc…
If the client insists on a radon test – do a LT testOPTIONS1. Handle through price negotiation by including radon mitigation cost in the
Offer to Purchase • Challenge: Trying to negotiate down the value of the home without knowing if
there truly is a need for mitigation.2. Offer to Purchase is conditional on the completion of a LT test
• Challenge: only viable if the closing date is 90 days or longer after an agreement of purchase and sale has been accepted.
RADON & BUYING A HOME
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EXAMPLE - BUYING A HOME IN NB3. Add the NBREA standardized clause for a negotiated amount to be put in
trust to cover the cost of mitigation and then testing can be completed after the sale closes:
The BUYER, at the BUYERS expense, will conduct a long term radon gas test starting on ____________ and ending on ______________. A holdback of $_____________ will be held in the BUYERS lawyer’s trust account pending results of the test. If the result of the radon concentration test is equal to or exceeds 200 Bq/m3, a copy of which will be provided to the SELLER/SELLER’S LAWYER/SELLER’S AGENT (select appropriate individuals and delete the rest) on or before _____________ , the holdback will be released to the buyer for remediation purposes. If the test results show a concentration of less than 200 Bq/m3 and remediation is not necessary, the holdback will be reimbursed to the SELLER.
• Funds only released once documentation of the mitigation has been completed.
• Except in certain extreme cases of infiltration, the cost of remedial or mitigation work is generally between $500 and $3,000 for a standard single-family home, duplex or triplex.
• This approach has been successfully used in Quebec Real Estate transactions
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• Radon gas is included within a section of the NBREA Residential Property Disclosure Statement
Is there any radon mention / inclusion in Ottawa / ON Residential Property Disclosure documents ?
Example of NB Residential Property Disclosure Statement