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LARRC – is a 3 hour course to renew my real estate license.  Every two years, I am required to take 30 hours of continuous education for license renewal.  There are many classes I can take, but this particular course LARRC (Law and Rule Required Course) is mandatory and was updated 1/1/2018.bettyjung.com

Having completed that class today (I only need 5 more hours by the end of October!), there was some information in that class I wanted to share about radon.

RADON CONCENTRATION

When I sell a home, representing the buyers, I always recommend that a radon test performed by a licensed, certified and bonded EPA technician as part of the buyers’ due diligence when they are purchasing a home..

RADON LEVELS AND MITIGATION

You most likely have seen the radon maps, I have posted them on my blog and have written other posts about radon as well. What you may also know is that if you have two houses side by side, each house could/probably will have different radon levels.

A reading up to 4 is what I have seen the most.  1.3 is considered an average reading.  However, the EPA says no level is safe. Here is what the EPA recommends to reduce radon levels:

  • If the radon reading is 4 or below, there is no recommendation for action.
  • A reading of between 4-20, should be mitigated within a few years.
  • Two to 200, should have action taken within a few months.
  • Levels over 200, should have the radon mitigated within a few weeks.

SCREENING 

There are two methods for screening.  There is short term screening (testing) that does not measure long term levels of exposure.

A passive testing device is placed in the lowest level of the house and tests for 48 hours.  If there is no evidence of radon in that low level (usually in the back of a closet in the basement), there will not be any radon anywhere else in the house. A passive device to test runs approximately $20-30.  Sometimes, homeowners will do their own testing.

The other testing will require a trained technician.  A machine that runs continuously for 48 hours will determine any unusual swings in the reading.  This testing is what we as agents recommend during a transaction, and is more accurate.  The cost of this, which includes a report, can run between $75-200.

I remember in the  mid-1990s I was asked specifically about radon by a buyer relocating to Oregon from Texas.  At that time, the word radon was not even in our vocabulary.  Over the years after, it has become more and more important to buyers as radon can cause cancer. I highly recommend if you are purchasing a home, be it a resale or even new construction, you have the home tested by a licensed EPA technician.

Thinking of Selling Your Lake Oswego Home?

Prices are still increasing in Lake Oswego. Interest rates are also increasing but are still low and there is still buyer demand. I have ready, willing and able buyers ready to purchase your home. If you want to know the value of your home in today’s real estate market, please call me at 503-804-9685.

SEARCH FOR REAL ESTATE

There are links above to search for real estate.  I have a new website where you can search or you can use my mobile phone app as well. My website and mobile app provide you with access to all listings available on the RMLS™ system regardless of who the listing agent or brokerage may be. Listings are updated frequently throughout the day giving you the information you need, when you need it.

Moving to Lake Oswego?

Want to know more about Lake Oswego? I’d love to be your buyer’s agent, please give me a call at 503-804-9685.

I have worked in Lake Oswego as a Real Estate Broker since 1978 and have lived in Lake Oswego since 1988 and know all the neighborhoods! The real estate market is “hot” here in the Portland metro area and Lake Oswego. I am ready to assist you with all your real estate needs! “There is no substitute for experience.”

ALL ABOUT…..Lake Oswego Real Estate. Copyright 2008-2018. Betty Jung. All Rights Reserved. Use of this article, photos and images without permission is a violation of Federal copyright law.

 

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The last couple of home inspections on pending sales I have had, both transactions had high levels of radon.  They were each in different parts of the Portland metro area. Should you be concerned about radon levels and how can you take care of the repair?bettyjung.com

Is It Safe To Buy A Home With High Levels Of Radon?

Buying a house can be a bit like falling in love. You shop around, seek advice from friends, and when you find the perfect match, lay it all on the line and pop the question. But even after a seller has said yes to your offer, you’ll need to complete a home inspection, which often includes a radon test.

Radon test results usually shortly after your home inspection report and can be riddled with terrifying facts about this deadly gas. If it reveals high levels, you may be left wondering whether you should walk away from the sale. You don’t have to. Here’s why.

A Radon Problem Can Be Fixed

Radon-related lung cancer kills an alarming 21,000 people each year, a tragedy multiplied by the fact that significant exposure to the gas can be easily remedied. The scope of the work depends on the level of gas and the style of your house, but it’s pretty simple and not overly expensive.

According to the Environmental Protection Agency, radon is found in every state and in many locations within the Portland metro area, even in the suburbs. It’s a naturally occurring radioactive gas produced by the breakdown of uranium in soil, rock, and water. Because the air pressure inside a house is typically lower than the pressure in the soil around its foundation, radon is drawn into the home through cracks in the foundation and other openings.

Radon levels are measured in picocuries per liter, or pCi/L. Levels of 4 pCi/L or higher are considered hazardous. Radon levels less than 4 pCi/L still pose a risk and in many cases can be reduced, although it is difficult to reduce levels below 2 pCi/L.

The EPA estimates that a radon removal system costs about $1,200 for an average house. The system is usually comprised of one or more PVC pipes that run from the radon-emitting soil beneath a home up through the roof. An in-line fan draws air through the system so that it doesn’t leach into living spaces. Once installed, a follow-up radon test is done. Even in houses with extremely high radon levels, you can expect a drop to levels considered safe.

You Can Ask for a Seller Credit

If a radon test reveals high levels—anything above 4 pCi/L—ask for a walk-through with an EPA-licensed radon remediation specialist. Here is the link to our State of Oregon Radon Office for information or I would be happy to provide you with a list of licensed and bonded contractors. Most will provide a free remediation estimate, and, if the work is done, guarantee that radon levels will be acceptable.

You can ask that the seller for a price reduction that covers the estimated cost of remediation. If the seller balks, remind those involved in the transaction that it’s a problem other buyers are likely to encounter as well. In Oregon, a seller is required by law to disclose the radon test results to other potential buyers on a seller’s disclosure form.

A Single Radon Test Offers Only a Snapshot

Relying on just one radon test done as part of a home inspection is a mistake, even if it reveals that the home has safe levels. In our tests, test kits that measure long-term levels—90 days or more—were far more accurate than the one-week tests used by most home inspectors. That’s because radon levels fluctuate day to day and season to season.

Let your home inspector test for radon and use the results as a bargaining chip to ask a seller for a credit if radon is detected. Just don’t think of it as the final word. You’ll still want a more thorough radon test done after the sale has closed.

Need more info? Check the radon information section of the EPA’s website. If you’re buying or selling a home, print out the EPA’s pamphlet on radon and keep it with your files.

Source: https://www.consumerreports.org/

Thinking of Selling Your Lake Oswego Home?

Prices are still increasing in Lake Oswego. Interest rates are also increasing but are still low and there is a huge pool of buyer demand. I have ready, willing and able buyers ready to purchase your home. If you want to know the value of your home in today’s real estate market, please call me at 503-804-9685.

SEARCH FOR REAL ESTATE

There are links above to search for real estate.  I have a new website where you can search or you can use my mobile phone app as well. My website and mobile app provide you with access to all listings available on the RMLS™ system regardless of who the listing agent or brokerage may be. Listings are updated frequently throughout the day giving you the information you need, when you need it.

Moving to Lake Oswego?

Want to know more about Lake Oswego? I’d love to be your buyer’s agent, please give me a call at 503-804-9685.

I have worked in Lake Oswego as a Real Estate Broker since 1978 and have lived in Lake Oswego since 1988 and know all the neighborhoods! The real estate market is “hot” here in the Portland metro area and Lake Oswego. I am ready to assist you with all your real estate needs! “There is no substitute for experience.”

ALL ABOUT…..Lake Oswego Real Estate. Copyright 2008-2018. Betty Jung. All Rights Reserved. Use of this article, photos and images without permission is a violation of Federal copyright laws.

Lake Oswego Real Estate New Radon “Hot” Spots

January is National Radon Action Month and there is new research that shows radon gas is popping up in some surprising places. You can’t see it, taste it or smell it, but radon exists in roughly one out of every four Portland-area homes. And it can be deadly.

 https://lakeoswegorealestateblog.wordpress.com/2016/01/26/lake-oswego-real…-radon-hot-spots/

What is Radon?

Radon is the number two cause of lung cancer, after smoking, in the United States responsible for approximately 21,000 lung cancer deaths every year. EPA estimates roughly 18,000 of them are smokers, and whose risks are amplified by radon exposure. About 3,000 people who never smoked die annually from radon exposure.

Radon Zip Codes

Here is a summary table of each city, by zip code, in Oregon with their level of radon.

For More Information About Radon: Radon information 

New Radon “Hot Spots” In Portland

New data shows areas previously thought to have low radon levels may actually have dangerously high levels and have been identified as seven new areas as radon “hot” spots.

Those new areas are Boring, Columbia City, Parkdale, Scappoose, Banks, Dundee, North Plains and La Grande.

Testing for Radon

Testing is cheap and easy.  If you do have a high radon problem, it is something that can be taken care of, and you should invest in a system to get rid of it.

SEARCH FOR REAL ESTATE

There are links above to search for real estate.  Or, I have a new website where you can search or you can use my mobile phone app as well. My website and mobile app provide you with access to all listings available on the RMLS™ system regardless of who the listing agent or brokerage may be. Listings are updated frequently throughout the day giving you the information you need, when you need it.

Thinking of Selling Your Lake Oswego Home?

Prices are increasing at a fast pace in Lake Oswego. Interest rates are still low and there is a huge pool of buyer demand. I have ready, willing and able buyers ready to purchase your home. If you want to know the value of your home in today’s real estate market, please call me at 503-804-9685.

Moving to Lake Oswego?

Want to know more about Lake Oswego? I’d love to be your buyer’s agent, please give me a call at 503-804-9685.

I have worked in Lake Oswego as a Real Estate Broker since 1978 and have lived in Lake Oswego since 1988 and know all the neighborhoods! The real estate market is “hot” here in the Portland metro area and Lake Oswego. I am ready to assist you with all your real estate needs!

“There is no substitute for experience.”

ALL ABOUT…..Lake Oswego Real Estate. Copyright 2008-2016. Betty Jung. All Rights Reserved. Use of this article, photos and images without permission is in violation of federal copyright laws

 

Contact Betty Jung

Betty Jung, Broker
REALTOR®
CRS, GRI, ABR, SRES, CNHSS

MORE Realty, Inc.
14945 SW Sequoia Parkway, #150
Portland, OR. 97224

503-804-9685 Cell

or email:betty@bettyjung.com

"Selling Real Estate Since 1978. There Is No Substitute For Experience!"

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