Should I worry about Radon gas?

Should I worry about Radon gas?

Until it permeates your consciousness during a house purchase, there’s a good chance you have never heard of Radon gas.

What is Radon gas?

Radon is a natural radioactive gas that comes from rocks and soil. It’s odourless, colourless, and detectable only with specialist equipment. Radon surrounds us in varying levels of concentration around the country. But there are particularly high concentrations in some areas, such as parts of the West Country.

Radon is the primary source of background radiation exposure for most of us. Outside, even in areas of higher concentration, the gas disperses quickly, and levels are very low. But inside buildings, Radon levels can be much higher. According to Cancer Research UK, exposure to indoor Radon gas is linked to 4% of lung cancer cases. Hence the need for awareness and, occasionally, remedial action.

However, even if your chosen property is in an area with higher levels of Radon gas, in most cases, the levels of indoor radon will be well within acceptable limits. Various factors influence levels in a particular property, including the underlying geology and its construction. And even the current occupants’ habits in terms of heating and ventilation play a role. Properties with basements or cellars, or those built into a hillside, are always at a higher risk from Radon. That’s because there are extra surfaces in contact with the ground through which the gas can permeate into the building.

Radon survey

The Environmental Search obtained by your conveyancing solicitor confirms whether the property is in a high, intermediate or low-risk area for Radon gas, and the percentage of properties affected in that area. If the search highlights a risk, it’s advisable to test the level of Radon.

The most reliable tests for Radon occur over a three month period. This allows for seasonal variations in levels and, therefore, provides a more accurate indication of long-term exposure. Detectors are usually placed in the living room and a bedroom, as these are the most frequently used rooms. Of course, it’s unlikely that others in the chain, particularly your seller, will be happy at the prospect of a three month delay! It’s possible, though, to carry out a short-term screening test. This works in exactly the same way as the three month test, but with detectors in situ for only around ten days.

There’s a requirement for remedial action on detecting high levels of Radon in the property. Remedial works usually focus on improving ventilation to aid the dispersal of the gas. But sometimes, there’s additional work to reduce the volume of gas entering the building in the first place.

Radon gas levels by postcode

Public Health England has published an interactive map of the UK showing where higher Radon gas levels are more likely. But it’s important to remember that these are only estimated and, as highlighted above, have no real bearing on the specific property you want to purchase.

New build radon protection

On an application for planning permission by new build developers for the construction of plots/houses, they must include any issues regarding remediation for radon or contamination in that application. Then, as part of the conditions of the planning permission, the local authority will require:

• the carrying out of all remediation works before the commencement of building works; and
• the production of all remediation reports to future buyers (or at least making the reports available).

The contracts on new build homes are drafted on the basis that all plots have all radon remediation measures put in place in compliance with the NHBC (or equivalent) guidelines and regulations.