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Regional Center for hmironmcmal Information
I'S EPA Region III
1650 Arch St
Philadelphia PA 1<>101
REPORT ON RADON AND REAL ESTATE PROBLEMS
IN EASTERN PENNSYLVANIA
PREPARED BY MARY T. BREWSTER
APRIL, 1990
U.S. EPA Region III
Regional Center for Environmental
Information
1650 Arch Street (3PM52)
Philadelphia, PA 19103
PREPARED FOR REGION III AIR, TOXICS, AND RADIATION MANAGEMENT
DIVISION, SPECIAL PROGRAMS SECTION, LEWIS K. FELLEISEN, CHIEF
(under Greater Leadership Opportunities rotational assignment
January- April, 1990.)
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ACKNOWLEDGEMENTS
This project was made possible with the cooperation of:
The Pennsylvania Association of Realtors, the Boards of Realtors
of Philadelphia, the Main Line, Harrisburg, Bethlehem, Reading, and
in Delaware, Chester, Bucks, and Montgomery (Eastern/Central/North
Penn) counties; and the realtors interviewed in those counties.
Thomas Gerusky, Carl Granlund, and Don Bowie of the Pennsylvania
Department of Environmental Resources Bureau of Radiation
Protection.
Lew Felleisen and Bill Belanger, EPA, Region III, Air Programs
Branch, Air, Toxics, and Radiation Management Division.
Diane McCreary, Librarian, and Joyce Baker of the Region III
Information Resource Center.
Joseph T. Piotrowski, Chief, Permits Enforcement Branch, and Carol
Amend, Chief, Program Management Section, Water Management
Division, who agreed to a three month rotational assignment for the
author under the Greater Leadership Opportunities (GLO) program.
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Executive Summary
Under our mandate to assist the State and design public
information projects the Region III Radon Program included
realtors in its outreach efforts, and in January, 1990, began a
radon outreach project to realtors in eastern Pennsylvania.
Meetings were held with representatives from the Pennsylvania
Association of Realtors (PAR), with county Board of Realtors
executives of Philadelphia, the Main Line, Harrisburg, Bethlehem,
Reading, and in Delaware, Chester, Bucks, and Montgomery counties
to find out their problems, and to advise them of the resources
EPA/DER have available on radon. Individual interviews and five
focus group interviews were also conducted. Approximately thirty
five real estate agents provided comments in either individual or
group interviews for this project.
The Pennsylvania Association of Realtors advises its members
to encourage radon testing, and to use its radon disclosure forms.
The PAR recommends that realtors use the Radon Disclosure Addendum
to Exclusive Right to Sell Agreement, which the agent and seller
sign when the seller lists a property for sale with a real estate
broker, and the Radon Disclosure Addendum to Agreement of Sale,
which is used when the buyer presents a formal offer to purchase
a property. These forms are based on the duty of the seller and
his agents to disclose defects to the buyer which could influence
the decision to purchase. Failure to do so could make the seller
and the realtor liable if radon is found after settlement on a
property. Since the seller may not know that radon is present,
giving the buyer the opportunity for a radon test gives the buyer
information on a hidden defect which may influence the decision to
purchase a property.
Realtors identified problems with short and long term tests
in real estate transactions, with seller disclosure of radon, with
sellers being penalized for radon problems, with escrow of funds
for radon repair, with public education scare tactics, and with
lack of buyer/seller knowledge about radon.
The realtors interviewed seemed receptive to EPA efforts to
find out about their problems, and interpreted this as a way for
EPA to avoid an adversarial role with realtors. Generally, just
about all realtors interviewed had been to at least one training
seminar on radon, and seemed knowledgeable about radon and
mitigation. Many realtors felt that they had been saturated with
training on radon.
Realtors identified solutions to the problems they encounter.
The public needs more clear cut guidance on radon levels between
4 and 20 pCi/1, especially for real estate transactions. There is
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a need for clear cut guidance for real estate transactions which
takes into account the lack of time for long term testing. EPA
should encourage homeowners to test for radon before homes go on
the market. Realtors themselves believed that the National
Association-of Realtors and EPA should work together more on radon
since it is a national problem, and guidelines for dealing with
radon are needed. Realtors saw a need for clear information on
risk and exposure for the public. They also thought that a more
consumer-oriented look at types of remediation, and how geography
and construction affect cost, would help the public. They believed
that EPA/DER education programs on radon for realtors and for the
public should emphasize non-technical, concise facts on how to
solve radon problems. Realtors, and ultimately the general public,
need solutions to practical problems.
This project was an effort to determine how realtors perceive
radon problems, and to document how the Agency's radon policies are
affecting the public. Acting on this information is important to
the success of communicating the risks of radon. EPA should
continue to pursue opportunities to look at how the general public
perceives radon so that the Agency will accomplish it goal of
increasing radon testing. EPA has a wealth of radon data but must
recognize how confusing the information on radon is to the non-
scientist. The Agency must keep sight of what the public needs to
know as it continues to find new ways to communicate the risks and
implications of radon.
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1. PURPOSE OF PROJECT
The Toxic Substances Control Act gives the Agency its mandate
for indoor radon abatement and sets the long term goal of having
the air within buildings in the United States to be as free of
radon as the ambient air outside of buildings. The Act gives the
Administrator the authority to develop and implement activities to
assist State radon programs. EPA technical assistance to the
States includes design and implementation of public information and
education programs. Less than 3% of homes nationwide have been
tested, and the Agency's goal is to encourage every homeowner to
test for radon. Under its mandate to assist the states with public
information projects, and with the staff resources provided under
the Greater Leadership Opportunities program, the Region began a
radon outreach project to realtors in eastern Pennsylvania in
January 1990.
The Region and the Pennsylvania Department of Environmental
Resources have worked since 1985 to educate the public and realtors
on radon, and EPA Headquarters has been working with the National
Association of Realtors. At the start of the project, the Region
wanted to find out about the impact of radon on residential real
estate sales and prices, the frequency of cancelled sales
contracts, and the desirability of a property after radon
remediation.
EPA Region III wanted to help realtors and the public deal
with radon. EPA wanted to make sure that realtors know what
information is currently available to help them and home buyers and
sellers deal with this issue. Since realtors work closely with the
public and see the daily problems of residential radon testing, the
Region believed there was a need to work at the state/local level
to document these problems and to provide a report to policymakers
working to resolve them.
This project was not intended as a formal survey of realtors,
but a first step in determining whether further research is needed.
The Region will share its findings with Pennsylvania, the other
states, and with the county Boards of Realtors. This may be a
basis for a more formal national study of realtors in the future.
2. METHODOLOGY
To begin the Radon Real Estate Outreach Project, Region III
Radon staff met with the Director of Pennsylvania's Radon Program
to refine objectives and address State concerns. The Region chose
eastern Pennsylvania for the project because there were a variety
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of radon problems in the area, and its proximity to the Regional
office in Philadelphia would allow interviews within a short period
of time.
EPA and DER staff met with the Director, Member and Board
Services of the Pennsylvania Association of Realtors (PAR), to
introduce the project, find out about the role of the PAR, and to
get support for the project. PAR provided names of County Board
officers for interviews.
Next, during February and March, there were meetings with
Board of Realtors executive officers or presidents in Philadelphia,
the Main Line, Harrisburg, Bethlehem, Reading, and in Delaware,
Chester, Bucks, and Montgomery (Eastern/Central/North Penn)
counties to find out their problems, and to advise them of EPA/DER
resources on radon.
Individual interviews and five group interviews were conducted
with realtors chosen at random, or recommended by Board officials
because of their experience with radon. Many county realtor Board
executives were also realtors who could discuss the radon problems
encountered in real estate. Group discussions on radon problems
resulted at the initiative of brokers in charge who invited the
agents in their offices to take part in discussions. Groups
contained a minimum of four and a maximum of seven agents.
Approximately thirty five real estate agents provided comments in
either individual or group interviews for this project.
The County Board President or Executive Officer, and
individuals/groups received a package of radon materials which
included a list of EPA/DER radon publications, names and phone
numbers of EPA/DER radon staff, copies of a Citizen's Guide to
Radon, Radon Reduction Methods, Radon Information (a fact sheet
prepared by the Region), Pennsylvania's Guide to Radon Reduction
Contractor Selection, and Certified Radon Services Listing, and a
Map of Percentage of Radon Readings Above 4 pC in Pennsylvania
(plotted December 18, 1989).
3. OVERVIEW OF PENNSYLVANIA REALTORS' EFFORTS: HOW REALTORS IN
PENNSYLVANIA DEAL WITH RADON
Role of th« Pennsylvania Association of Realtors and County Boards
of Realtor*
The Pennsylvania Association of Realtors (PAR) is a
professional real estate organization which has approximately
29,000 members. Its purpose is to encourage investment in real
property and to maintain a high professional standard of conduct
among its members in accordance with the National Association of
Realtors' Code of Ethics. This Code of Ethics exists to improve
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realtor professionalism and protect the consumer. PAR helps its
members increase their skills and knowledge of the real estate
industry by providing real estate courses and standard forms,
publishing a monthly newsletter, the Pennsylvania Realtor, and
serving as a resource in legal matters. PAR also gives advice on
how to run county Boards, which serve the same purpose at the local
level.
Explanation of Radon Disclosure Forms
The Pennsylvania Association of Realtors has a Standard Forms
Committee. Both the PAR and realtors in the counties where radon
was first found recognized the potential radon liability problem
and believed that realtors had a responsibility to inform
buyers/sellers about radon based on the duty to disclose property
defects. Any broker or local Board can develop forms, and the PAR
requests that local Boards submit these forms for review.
The Pennsylvania Association of Realtors advises and strongly
urges its members to encourage radon testing, and to use the
disclosure forms, but does not force the use of the recommended
form. As a professional association with voluntary membership, it
does not impose restrictions on its members. It would take a
government action to make the use of the form mandatory.
The PAR recommends that realtors use two forms: the Radon
Disclosure Addendum to the Exclusive Right to Sell Agreement, which
the agent and seller sign when the seller lists a property for sale
with a real estate broker, and the Radon Disclosure Addendum to
Agreement of Sale, which is used when the buyer presents a formal
offer to purchase a property.
These forms protect the interests of realtors, buyers, and
sellers. Realtors and sellers gain protection from liability with
use of these disclosure forms. The seller, or his agents, must
disclose to the prospective buyer known defects that will adversely
affect the property. The real estate agent, though paid by the
seller, has a duty to disclose material, latent defects to the
buyer. There is the possibility that a seller or a broker could be
sued on breach of warranty, negligence, or failure to disclose, if
radon is discovered after settlement. since the seller may not
know that radon is present, giving the buyer the opportunity for
a radon test gives the buyer information on a hidden defect which
may influence the decision to purchase a property.
The Pennsylvania Association of Realtors revised these forms
in January, 1990. Realtors discussed the old form during
interviews, so it is not possible to assess how the revisions may
have affected realtors' perceptions of problems. The realtors
believed that the forms were helpful in establishing a procedure
for dealing with radon tests in residential real estate
transactions.
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l. Radon Disclosure Addendum To Exclusive Right To Sell Agreement
This form includes a "Notice to Sellers Regarding Radon Gas"
which explains what radon is, its origins, and affects. The form
protects the seller and the real estate agent from potential
liability by requiring the seller to disclose knowledge of the
presence of radon on the property, the date and the type of radon
test, and the date and method of radon reduction. The form
includes a statement that the seller does not warrant either the
method or result of the test.
The revised form requests the seller to provide more details
such as test dates, methods, results, and radon reduction methods
used. The revised form also added statements that the seller may
be required to provide details of any testing or radon remediation,
including copies of test reports, and that the seller agrees to
make property available for testing during the term of the listing
agreement. The property owner and the agent sign the form.
2. Radon Disclosure Addendum To Agreement Of Sale
This form gives the buyer the right to have the property
inspected for radon at his own expense, by a certified inspector,
within a certain number of days from date of execution of the
agreement of sale. The buyer, the seller, and the agent sign the
form. If the inspection shows radon greater than 4 pCi/1, the
buyer must give the seller a copy of the test results, and the
seller may then submit a corrective proposal, in writing, to the
buyer. Upon receipt of the corrective proposal, the buyer has five
days to accept the proposal in writing, which releases the seller
and his agents from liability, or the buyer can declare the
agreement null and void, and all deposit monies shall be returned
to the buyer.
4. BACKGROUND SUMMARY OF LITERATURE
As a first step in understanding the realtor's point of view,
a literature review was done to research the types of problems
radon had caused in real estate transactions. As of March, 1990,
the literature search revealed articles which described theoretical
concerns about testing accuracy, disclosure and liability problems,
and the need for public education. These articles were important
in setting the context for the issues raised by realtors in
interviews for this project.
Articles describe the need for radon testing to be done
quickly to complete a real estate transaction, while at the same
time, buyers and seller need accurate and reliable results. The
literature also identifies a need to calibrate and standardize
testing procedures so buyers can rely on the results. Many factors
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influence radon concentration such as season, location of
detectors, duration of test, conditions at the test site, and
seller control of the property during the test. This variability
may lead to the potential legal problem of getting reproducible
results.
The real estate industry articles described a need to
establish legal standards to judge the conduct of real estate
brokers and agents when dealing with radon which consider the
knowledge and capabilities of agents and the limits of their
knowledge. There is a need to protect the home buyer from possible
exposure to radon, and to protect the seller and the broker from
liability. The use of radon disclosure clauses to protect the
buyer and seller, and the creation of escrow accounts to cover
potential radon mitigation costs after settlement are suggested.
The literature search revealed the need for consumers and
professionals to improve their ability to recognize and understand
radon problems, and for buyers to have enough definitive
information on radon levels and health risks to judge the
seriousness of a radon problem. Buyers may not know what test data
means and expect the real estate agent to interpret.
While the findings of this outreach project are anecdotal, the
literature review documents the problems realtors see with radon
testing, disclosure, and public education. Studies of the affect
of radon on real estate, the problem of remediation based on short
term tests, or the need for specific real estate guidance, do not
appear to exist.
5. FINDINGS
General Realtor Perceptions of the Problems of Radon Testing in
Real Estate Transactions
Realtors pointed out that buying and selling a home induces
anxiety in general, and the discovery of radon can increase that
anxiety. Affordability and repairs after the fact are general
issues of concern for home buyers. They are also concerned about
resale value and radon, and this can be true even if the radon
problem haft been fixed. Buyers may have doubts and experience
"buyers' remorse" after signing an agreement of sale. The
discovery of, any flaw in the property may cause them to question
their decision.
The radon disclosure form suggests the option of a radon test
to buyers. If buyers are uncertain whether to order a test, most
realtors seem to advise testing. One realtor pointed out that
"emotions run high, it's better for buyers to know about radon and
be reassured."
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In general, buyers and relocation ccr.panies are mere likely
than sellers to test for radon. If buyers are from outside a "high
radon area", they seem to have more fear of radon. Some realtors
believe that many buyers don't test the homes they already occupy.
Relocation companies appear to require radon tests and
remediation even between 4 and 20 pCi/1 based on a short term test.
Some buyers test even though the seller has already tested, but it
is impossible to say how frequently this happens. While actual
numbers are difficult to verify, many realtors estimated the number
of buyers who requested radon tests. One Board executive in a high
radon area estimated that 90% of homes up for sale have radon
tests. Two offices close to New Jersey, with buyers from the New
York-New Jersey area, estimate that about 95-98% of buyers want
radon tests. Another company estimated that about 50% of buyers
want a radon test.
While it is difficult to quantify, most realtors interviewed
had at least one transaction cancelled when a test showed radon
greater than 4 pCi/1. Agents at one office estimate about 20% walk
away when a radon reading higher than 4 pCi/1 is discovered. It
is not unusual for some buyers to cancel deals on homes with
readings greater than 4pCi/l, but some agents believe that some
buyers look for reasons to walk away. There is a belief that some
buyers are using radon to nullify sales agreements, in part because
of "buyers remorse", and possibly, because of fear of radon.
The radon disclosure forms seems to work well in laying out
what needs to be done once high readings result. The radon clause
in the agreement of sale gives agents a procedure for dealing with
radon tests, repairs, and what will happen if a high radon level
is discovered. The buyer makes an offer, and according to the
radon clause if the buyer wants to test, the buyer pays for it. If
corrective action is needed, the seller has the option to repair
or not, and the buyer can accept the seller's proposal to
remediate, accept the property "as is" if the seller does not want
to remediate, or cancel the agreement. Less experienced agents may
have more of a problem dealing with radon issue than more
experienced agents; the agent's radon knowledge makes it easier to
deal with radon.
If sellers want to sell, generally they must repair, because
in many areas, it was a buyers market at the time of the study. In
a slow market, buyers have many choices, and can make offers on
houses with no radon problem.
Generally, the sales price of a house does not seem to be
affected by the presence of radon, according to the realtors
interviewed. In one office there was an example of "bad"
remediation: a contractor installed an effective unit which was so
unaesthetic, the price of the house dropped by $25,000. This sseems
to be an extreme case. Some realtors see buyers who use 4+
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readings as a ploy for a price reduction, but it was not possible
to determine how frequently this happens.
Realtors are viewed as experts by the public and as a result,
many Boards get calls from the public on radon in general and about
the accuracy of the different types of radon testing in particular.
One realtor commented that "radon should not be all on the agent;
EPA/DER could do more public education."
Many realtors had questions about whether EPA plans to
"tighten the radon limit" to 2 pCi/1. Also, there was some
question about why EPA uses 4 pCi/1 as the action level, when the
number is higher in other countries.
Specific Problems with Radon Testing in Real Estate Transactions.
1. Problems With Short And Long Term Tests In Real Estate
Transactions
In The Citizen's Guide to Radon, EPA advises the public to do
a short term screening test, in the lowest livable area of the
home, with all doors and windows closed during the test. EPA also
advises that the test be done during the cooler months of the year.
The Citizen's Guide recommends follow-up measurements be made
before the decision to correct the radon problem. If the results
of the short term test are between 4 and 20 pCi/1, the Agency
advises long term follow-up measurements for one year, or of one
week duration during each of the four seasons.
This advice can cause problems during a real estate
transaction. Many sellers do not test their homes before they
decide to sell. A buyer who looks at the house and decides to make
a formal offer then has the right to test for radon. The buyer can
perform the test or hire a professional. Some realtors raised the
problems of the "self test", with the possibility of seller/buyer
error in placement, the potential for tampering by the seller, and
the two week turn around time for results. One county Board
official hears comments that some people think that realtors
conspire with testers to profit from radon. The policy of Boards
and agents is not to recommend testers or remediators when asked
by clients but: to give names from the state certification list for
a client to make a choice. This puts realtors in a sensitive
position when asked to recommend whether a client should self test
or use a professional tester which costs more, but gives quicker
results.
There are problems with tests in summer with low results, and
it is difficult to keep a house closed up for the test when the
buyer does not have control over testing conditions. Realtors also
questioned whether a 4 or 5 pCi/1 reading during the winter is a
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cause for concern when the reading is likely to be much lower
during the rest of the year.
There is also the problem of placement of the test device:
EPA advises-the lowest living area, possibly a basement, but many
realtors have enough experience to know that there is also the
whole house average, or a reading on one level used as a living
area. Realtors want to know which is the most reliable method for
a real estate transaction.
If the initial screening shows a reading between 4-20 pCi/1,
there is not enough time to consider long term testing. Further,
the fact that EPA brochures do not advise remedial work on the
basis of the charcoal canister has led realtors, especially in
areas with many high radon readings, to question the validity and
accuracy of the canisters themselves. Their perception is that if
the canisters were accurate, EPA wouldn't tell people to do long
term testing with alpha tracks to confirm a radon problem.
The potential conflict of interest between companies which
both test and remediate is another concern. Realtors are aware of
the option to have one firm test and another to remediate, buy see
a problem because time is needed to get estimates. Some realtors
have encountered radon mitigation firms which want to retest
before doing remediation.
Realtors almost universally reported that many buyers, and
many relocation companies require remediation based on short term
test results which show readings of as low as 5 pCi/1. Generally,
remediation is based on the short term test unless the seller pre-
tests.
2. Perception of Problems with Disclosure of Radon
There is a burden on both the realtor and the seller to
disclose defects such as radon and both can be liable if they fail
to disclose defects to the buyer. Realtors work for and are paid
by the seller but at the same time must consider the buyer's
interest in property defects. Where radon is concerned, some
realtors believe the buyer's right to test is not in the seller's
best interest. A buyer who makes a formal offer tests for radon
and finds a level even slightly over 4 pCi/1 may cancel the
agreement of sale. Some realtors were concerned that the seller
then must disclose the presence of radon to the next potential
buyer, possibly making the property less marketable, or raising a
red flag to a buyer who may have otherwise been unconcerned about
radon.
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3. Sellers Are Penalized For Radon Problems Which They Did Not
cause
There was divided opinion among realtors on the merits of
seller testing at the time of listing. At the listing phase, the
realtor must find out if the seller has knowledge of radon as a
defect. There is a burden on both the realtor and the seller to
disclose defects such as radon to the buyer and both can be liable
if they fail to disclose. Some realtors encourage sellers to test
for radon at the time the property is listed for sale with a
broker, while others do not. One realtor and Board member
recommends a radon test to sellers at listing; however, there is
always the risk that if the agent insists on a radon test, the
seller can go to one who doesn't.
Some realtors view the radon test as one more test to deal
with early in the listing process, which will prevent problems once
a formal offer is made. These realtors believe that the listing
phase is a good time for a radon test because it will help sell the
house. These agents believe that they can prevent problems if they
advise the seller to test and use the test report as a marketing
tool if there is a low reading. Some agents present the radon test
to the seller at listing as a practice to make the house more
marketable in the same way a termite certification does, so that
when a prospective buyer shows interest in the house, there will
be one less problem that could threaten an agreement of sale. Some
real estate agencies in one county with a high number of radon
readings greater than 4 pCi/1, have given canisters to sellers who
have used them to test, but to many buyers, this does not seem to
be the same as an "official" test which may cost $60 or more.
There were some realtors interviewed who view radon testing
as something which may hinder a real estate transaction. These
realtors don't see radon as a seller's problem because radon occurs
naturally and was not caused by the seller. For these realtors,
radon problems don't seem to be in the same category as termite
problems, which the seller did not cause, but must fix. High radon
levels are not generally perceived as the seller's burden to
correct. The seller has lived in the house with no apparent
problem, so why should he/she fix it? According to one agent,
some realtors fearing lawsuits, suggest a radon test. Other agents
question the emphasis on residential radon testing and mitigation,
when people, don't spend all their time at home, and want to know
about the risk from radon exposure in offices, schools, and daycare
centers.
There was concern that radon testing could penalize the
seller in two ways. First, if there is a reading over 4 pCi/1, the
buyer might still cancel the sales contract even if the seller
fixes the problem. Second, the seller is vulnerable if the realtor
recommends a radon test because if radon higher than 4 pCi/1 is
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found, the seller must disclose even though he did not cause the
problem.
Sellers are concerned about the cost of radon remediation, and
some agents-feel that radon testing poses a financial penalty for
the buyer, especially if a professional tester is involved. Many
realtors asked the question: is it reasonable for a buyer or a
seller to fix a radon problem with a reading somewhere between 4
and 20 pCi/1 without a long term test? In one case, the short term
test showed a reading of 11, and the seller paid $1200 to remediate
on the basis of the short term test so the house would sell
quickly. At another office, the agents found that sellers were
usually willing to make repairs if radon is found. They cited one
case where the seller refused to make repairs, and the buyer
cancelled the agreement of sale. The seller then took the house
off the market, and later put it back on the market at a higher
price, presumably to recover the cost of radon repairs.
4. Escrow Of Funds For One Year Is A Problem
Real estate literature suggests that an escrow account be set
up if a buyer or seller wants a long term test to confirm a radon
problem, or if there is a question about the accuracy of the short
term screening. Although some realtors say escrow accounts are no
problem, there seemed to be strong feeling against their use.
Realtors were concerned about who holds the funds, and who
determines if the reading is accurate. Realtors pointed out that
after settlement, the agreement of sale expires, and establishing
escrow accounts to allow for radon mitigation after a year long
test clouds settlement. They say that the main issue is that real
estate transactions must be explicit about what needs to be done
and when. They also said that mortgage companies don't want
unresolved problems, and require that all conditions of the
agreement of sale must be met before closing.
One realtor cited two cases where there were high enough
readings to warrant long term tests and escrow accounts (one held
by the realtor, one by the title company). This did not seem to
be a problem for the buyer or the seller, but it was not a common
event at this office either. In one case, $1475 was put in escrow,
and the realtor was waiting for results of the long term test. The
buyer had forgotten that the year was almost completed until the
realtor called.
One agent commented that with a more expensive house, the
seller may not need the cash, but a seller with a less expensive
home or a cash flow problem might be more negatively affected by
the temporary loss of cash for an escrow account.
Realtors preferred remediation instead of escrow between 4
and 20, but thought that escrow was a better choice if the short
term test was between 4 and 10.
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5. Public Information Scare Tactics
There is a view that some radon information has scared the
public unnecessarily. Some realtors who saw the Ad Council
television spot which showed an X ray of a family, felt that it was
a scare tactic, and that unless EPA could point to actual deaths
caused by radon, it was better to give the public positive
information on the subject. These realtors recognized that EPA has
a duty to warn the public of the effects of radon, but questioned
the basis of the lung cancer death statistics.
It was not unusual for realtors to see panic at radon readings
as low as 5pCi/l. Realtors want the public to understand that a
reading over 4pCi/l is "not the end of the world". Some realtors
see some buyers who are aware of the potential risk and don't want
any radon in a house. There is also a perception, though not
widespread, that radon services companies generate scare ads when
"things quiet down".
6. Lack Of Buyer And seller Knowledge About Radon
Realtors see a belief that "everything is ok now, radon is a
Reading Prong problem." Realtors in counties with a number of high
readings see buyers who are new to the area as more concerned about
the presence of radon and as more likely to request radon tests
than long time residents who buy in the same area. Long time
residents, whether buyers or sellers, seem to accept the radon risk
or believe that if you don't see radon, it's not there, or think
that "radon has been around awhile, I've lived with it". At one
county Board of Realtors meeting, the Board President asked for
radon problems from the twenty members present, and there were none
to report. This county is not considered a "high" radon area and
a lot of buyers waive their right to a radon test and sign the
release from liability. Some are so casual that they don't read
the radon disclosure form and just write "waived", which is not
acceptable to realtors, and defeats the intent of the form.
Realtors offered many anecdotal examples of fear or lack of
accurate knowledge about radon can cause problems in actual or
potential transactions.
In one, case, a buyer tested a property and found a radon level
of 14 pCi/1. The seller corrected the problem, but the buyer
didn't show up at settlement. Even though the radon level was
reduced, and everything done in accordance with the agreement of
sale, the buyer wanted to cancel the transaction, and sued the
seller to get his $11,000 down payment back. The case was settled
out of court in March, 1990, with the buyer receiving $7,000, and
the seller, $4,000.
11
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One buyer made a formal offer on a house, had the radon test
which showed a number between 4 and 20 pCi/1, and cancelled the
deal. The same buyer made another offer on a house, but, according
to the realtor, bought it anyway when the radon reading was over
4, because he educated himself and was less afraid of radon.
Many realtors had at least one experience with buyers who
seemed interested in a house until they saw radon fan/pipes and
showed no further interest in the house. Other realtors said that
seeing radon mitigation equipment caused other prospective buyers
to make lower offers, although it is not possible to verify the
eventual sales prices of these homes.
In one instance a buyer's request for a radon test was
rejected by the seller and the deal fell apart, although realtors
said that sellers usually agree to test requests.
In another case the buyer tested and found a radon level of
29.6 pCi/1. When the seller refused to remediate, the buyer
cancelled the agreement of sale. The agent felt that this
penalized the seller who then had to disclose the presence of
radon, possibly causing undue alarm in prospective buyers who may
have been unconcerned about radon.
7. Comments On Outreach Effort
Most realtors seemed receptive to EPA efforts to find out
about their problems. Typical comments were "it's about time
someone from EPA talked to realtors'*; "EPA is too late, they should
have sent someone when the scare was big a few years ago"; "it's
good that EPA is taking the time to do this project"; "EPA should
be working with realtors at the national level on radon". The
general opinion was that EPA/DER outreach to realtors is a good
idea, because it will prevent an adversarial role. Five brokers
decided that the opportunity to discuss radon problems with EPA was
a good use of their agents' time, and invited their staff to
participate. It is important to note that the suggestion to have
group discussions came from the brokers themselves.
Realtor Comments on EPA/DER Brochures
Local real estate offices determine whether to give clients
radon brochures, but the realtors interviewed were all familiar
with the Citizen's Guide. Most believed that while it had good,
understandable information, it was too long for many people
involved in real estate transactions. There was a definite opinion
also that since it didn't address real estate time constraints,
that a shorter, more specific summary aimed at buyers/sellers would
be helpful.
12
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Many realtors liked the radon maps which showed the percentage
of readings over 4pCi/l by county in Pennsylvania. They believed
that it showed how widespread radon was, and that its pervasiveness
was an important point for the public to understand.
Generally, just about all realtors interviewed had been to at
least one training seminar on radon, and most seemed knowledgeable
about radon and mitigation. Many realtors felt that they had been
saturated with training on radon.
Realtors and Board executives believed that the DER Guide to
Radon Reduction Contractor Selection and the Certified Radon
Services Listing were useful. Some were not familiar with these
materials. Many realtors are asked to recommend testers or
mitigators, which is risky for the realtor, and the certified list
would remove this burden.
6. RECOMMENDATIONS
EPA and the State have the challenge of informing the public
of the risks from radon exposure while relieving their anxiety
about radon. Both agencies must educate the public on different
levels. Some people will respond to health warnings, while others
will respond to the possible financial impacts of radon when buying
or selling a house. There is a role for diverse groups such as the
Lung Association and the League of Women Voters to assist EPA and
the state in educating people about the health risks, real estate
impacts, and consumer protection aspects of radon.
The following specific recommendations address the problems
identified in this report:
l. Need For Clear Guidance For Real Estate Transactions
The Citizen's Guide does not specifically address real estate
transactions. It does not consider the time limits facing the
public, nor does it help buyers decide what to do if the home they
are interested in has a radon problem and there is not enough time
to do a full year of testing. Realtors wanted to know where
testing devices should be placed and how to interpret results for
real estate transactions. Realtors identified a need for
information that realtors and the buying/selling public can use to
make decision*. A condensed version of the Citizens Guide that
answers these, questions would be helpful for real estate
transactions.
2. The Public Needs Clear Guidance On Radon Levels, Especially For
Real Estate Transactions
Realtors see a need for a range of values, to allow for
testing variation, so that people won't panic when a radon reading
13
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of 4.2, 5, or 6 pCi/1 is found. Many people don't know what to do
if a reading over 4 is found, and realtors must be careful in
advising clients on what to do about radon. The question realtors
hear from clients, is "what is the acceptable radon level, and who
decides the acceptable level?11, and "how much variation over or
under 4 is acceptable?" The closer to 4 pci/l, the bigger the
problem for the seller, and the more likely there will be
disagreements between parties in the contract. Realtors believe
that the prospective buyer/seller needs to know what to do with a
short term radon level between 4 and 20 pCi/1, and whether
remediation at 6pCi/l is advisable.
3. EPA/State Outreach Should Encourage Homeowners To Test For
Radon Before Homes Go On The Market
According to realtors, EPA and DER are in a good position to
encourage testing because they have no financial interest in
raising radon awareness and should capitalize on that position.
Non-technical programs on radon for realtors and potential home
sellers would be helpful. Some suggested that the State and EPA
simplify testing for the public and make it inexpensive by giving
canisters to the general public.
Realtors believed that EPA should emphasize that long term
tests would be much more reliable and that the results would make
a house more marketable. This outreach should encourage homeowners
by letting them know that if they don't test, they may have more
problems later on. People also need to know for how long the test
data is valid.
4. Need For More Outreach To Realtors
Many realtors expressed a desire to see EPA and the National
Association of Realtors (NAR) cooperate on radon policies and
education. They suggested that the national publication, Real
Estate Today would be a good vehicle for articles on radon, and
that it was important for EPA to work with NAR since radon is a
national problem.
Although many realtors say they have had enough radon
education, and most seemed to know basic facts, there is still
confusion on how radon facts in the Citizen's Guide apply to real
estate. There is also a need to train new realtors, which is the
managing broker's responsibility, but EPA and the State could help
by providing speakers on radon or submitting articles to realtor
newsletters. EPA and the State could solicit opportunities by
approaching county realtor boards and offering to speak at
orientations for new realtors.
state and county boards showed interest in accepting state or
EPA articles for their newsletters. If the State wanted to
increase radon awareness and increase radon testing, it could
14
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target specific counties, and submit newsletter articles as a
follow up to this outreach project. Agents said that they could
use information on the types of tests (canisters, alpha track), the
differences between long and short term tests, and the costs of do
it yourself versus contractor remediation. Names and phone
numbers of contacts at EPA/DER could also be submitted to these
newsletters.
Realtors and the public need to be reminded that they can call
the State or EPA to get answers on radon questions. Local board
officers and some individual realtors referred buyers with
questions to DER, but not enough realtors seemed to be aware that
they or buyers could get answers to their questions by calling
either agency. There is a need for realtors to know more about how
DER can help home buyers and sellers with high radon readings. A
radon business card with some radon facts and State/EPA phone
numbers or a Rolodex card with phone numbers would help agents to
prepare clients in the early stages of a transaction.
5. Need For Clear Information on Risk And Exposure
In general, realtors felt that the public could benefit from
better information to answer the question: what are the risks from
radon? There is a need not for more data, but for better
interpretation of data. Clear explanations of current risk
information should be available to the public. Some realtors
accepted that testing is important because of the potential health
risks, while others questioned how EPA arrived at lung cancer
estimates. EPA can assume that this reflects the attitude of the
general public. Some people resist scare tactics on lung cancer.
Others want to know: how many people have actually died from lung
cancer attributed to radon? Realtors see a need for good, accurate
information from the State and EPA.
6. Need For More Consumer-Oriented Information
Realtors believed that giving the public cost data on radon
testing and remediation would be a good idea. They suggested
articles on the cost of different types of remediation, and how
geography and construction affect cost. One realtor suggested that
it would help the public if EPA would publish a regional study of
the average cost to remediate.
7. CONCLUSIONS
Implications for EPA/DER Outreach Efforts
At the start of the project, the Region wanted to find out how
high radon levels affects residential real estate and if radon
mitigation affects property sales. At the end of the project,
15
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there was no quantitative data to answer these questions because
there is no data base which tracks real estate transactions by sale
price and radon level. There was some information that supported
the conclusion that radon mitigation may stigmatize a house.
This report analyzes perceptions and anecdotes on radon
problems, which still has value to EPA. After hearing similar
stories from many realtors, it became apparent that realtors are
in a position to critique the strengths and weaknesses of current
radon policies and public information materials because they see
how the public interprets radon policy and how EPA guidelines are
being implemented. Their analysis of the problems can help EPA and
the State understand the public's perceptions of radon and to use
these insights to plan future public education efforts. EPA can
use that knowledge to improve outreach in other states as well.
This outreach project is another step in building cooperation
between EPA and realtors in helping the public deal with radon and
its risks. EPA and the state should take advantage of the
opportunity to submit articles to real estate newsletters at the
national, State and county levels which address the problems
identified in this report. Realtors in eastern Pennsylvania are
very well informed about radon, but they need solutions to the
problems they encounter in real estate transactions.
The Region should share its findings with the states, with
realtors, and with Headquarters. There is potential for EPA to
work with Realtor Boards in other states. By making an effort to
understand how radon affects real estate, and acting on the major
problems identified by realtors, the public can benefit. There is
potential for more outreach in the future.
Policy Implications
This project was an EPA Region III effort to find out how
realtors perceive radon problems. EPA should continue to pursue
opportunities to look at how the general public perceives radon.
EPA has a wealth of radon data but must recognize how confusing the
grey areas on radon are to the non-scientist, especially during a
real estate transaction. The Agency must keep sight of what the
public needs to know as it continues to find new ways to
communicate the risks and implications of radon. Realtors, and
ultimately the general public, need solutions to practical
problems.
While it is known that the potential for liability problems
forces some relocation companies to require radon tests, it is
impossible to know why individual buyers insist on radon tests as
a condition of the agreement of sale. The State and EPA have
worked since 1985 to educate the public on the risks from radon,
and to encourage radon testing. Realtors themselves devised the
disclosure form which brings radon tests to the attention of the
16
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homebuying public. Two points are noteworthy: realtors devised
radon disclosure forms after the State and EPA alerted the public
on radon, and it appears that real estate transactions trigger many
radon tests in Pennsylvania because realtors use the radon
disclosure- form. It is impossible to determine whether government
or realtor effort has influenced the public's decision to test, but
it appears that the combined efforts of EPA, the State, and
realtors on the communication of radon risks, has made the test
almost routine. Future policies on radon should consider this
interdependence.
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8. BIBLIOGRAPHY
Brandes, Alan S., "Coping with Radon Risks", REAL ESTATE TODAY, pp.
34-37, September, 1987.
Chess, Caron, and Billie Jo Hance, 1988, "Alerting the Apathetic
and Reassuring the Alarmed: Communicating about Radon Risk in Three
Communities", prepared for the Office of Policy, Planning, and
Evaluation, U.S. Environmental Protection Agency, Rutgers
University, New Brunswick, New Jersey, August.
Desvousges, William H., V. Kerry Smith, and Hillery H. Rink, III,
1988, "Communicating Radon Risk Effectively: Radon Testing in
Maryland", prepared for Office of Policy, Planning, and Evaluation,
U.S. Environmental Protection Agency, Washington, D.C., Research
Triangle Institute, Research Triangle Park, North Carolina,
October.
Eastern Pennsylvania Chaper American Association of Radon
Scientists and Technologists, "Draft Guidelines for Radon/Radon
Progeny Testing in Real Estate Transfers of Residential Dwellings",
March 1990.
Holmen, Ralph W., "Radon- Legal Issues for the Real Estate Agent",
PROBATE AND PROPERTY, Vol. 2, No. 3, May/June 1988.
Kronreich, Mary Rose, "Dealing with the Invisible Trap of Radon
Liability", THE PRACTICAL REAL ESTATE LAWYER, September, 1987.
Mansfield, Richard, III, "Establishing and Maintaining a Radon
Policy", MOBILITY, November/December, 1987.
Mansfield, Richard, III, "Formulating a Radon Policy", MOBILITY,
March/April, 1988.
Treffer, Brough E., "Radon Gas May Seep into Your Liability", The
Real Estate Appraiser and Analyst, The Chicago Society of Real
Estate Appraisers, pp. 21-24, Spring, 1987.
"Radon Goes to Court", INSURANCE REVIEW, p. 9, November, 1986.
"Environmental Hazards: A Real Estate Lender's View", Mortgage
Bankers Association of America, 1988.
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9. APPENDIX
Pennsylvania Association of Realtors Radon Disclosure Forms
1. Radon Disclosure Addendum to Exclusive Right to Sell Agreement
(8/87)
2. Radon Disclosure Addendum to Agreement of Sale, and Notice to
Sellers/Buyers Regarding Radon Gas (4/89)
3. Radon Disclosure Addendum to Exclusive Right to Sell Agreement
(revised 1/90)
4. Radon Disclosure Addendum to Agreement of Sale (revised 1/90)
5. Notice to Sellers and Buyers Regarding Radon Gas (revised 1/90)
19
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RADON DISCLOSURE ADDENDUM TO EXCLUSIVE RIGHT TO SELL AGREEMENT
RE: PROPERTY
AGENT:
OWNERS:
NOTICE TO SELLERS REGARDING RADON GAS
1. Radon is a radioactive gas produced naturally in the ground by the normal decay of uranium and radium. Uranium and radium are widely distributed in
trace amounts in the earth's crust Descendants of Radon gas are called Radon daughters, or Radon progeny. Several Radon daughters emu alpha
radiation, which has high energy but short range.
2. Studies indicate the result of extended exposure to high levels of Radon gas/Radon daughters is an increased risk of lung cancer.
3. Radon gas originates in soil and rocks. It diffuses, as does any gas, and flows along the path of least resistance to the surface of the ground, and then to the
atmosphere. Being a gas. Radon can also move into any air space, such as basements, crawl spaces and living areas.
4. If a house has a Radon problem, it can usually be cured by (a) increased ventilation and/or (b) preventing Radon entry.
5. The EPA advises corrective action if the annual average exposure to Radon daughters exceeds 0.02 working levels.
6. Further information can be secured from the DER Radon Project Office, 1100 Grosser Road, Gilbertsville, PA 19525- Call 1-800-23RADON or
(215)369-3590.
RADON CERTIFICATION
I hereby acknowledge that I have been provided with a copy of "Notice to Sellers Regarding Radon" and certify that:
( ) The property was tested and Radon was found to be at or below 0.02 working levels (4 picocuries/liter).
( ) The property was tested and Radon was found to be above 0.02 working levels (4 picocuries/liter).
( ) The property was modified after which it was retested and Radon was found to be at or below 0.02 working levels (4 picocuries/liter).
Seller does not warrant either the method or result of the test
( ) I have no knowledge concerning the presence or absence of Radon.
I hereby authorize you, as my agent, and any subagents, to disclose the foregoing information to prospective purchasers.
AGENT OWNER (s)
BY (s) OWNER (s)
DATE , 19 OWNER (s)
COPIES. WHITE; OWNER. YELLOW; AGENT. BLUE; 8/87
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RADON DISCLOSURE ADDENDUM TO AGREEMENT OF SALE
19.
RE: PROPERTY
SELLERS:
BUYERS:
DATE OF AGREEMENT 19 , SETTLEMENT DATE 19 , SALE PRICE S
1 BUYER acknowledges receipt of notice u set forth on reverse side hereof.
2 SELLER hereby acknowledges receipt of notice is s«t forth on the reverse side hereof, and certifies that:
( ) The property was tested and Radon was found to b« at or below 0.02 working levels (4 picocuries/liter).
( ) The property was tested and Radon wu found to be above 0.02 working levels (4 picocuries/liter).
( ) The property was modified after which it was retested and Radon wu found to be it or below 0.02 working levels (4 picocuries/liter).
Seller does not warrant either the method or result of the test
( ) I have no knowledge concerning the presence or absence of Radon.
3. BUYER'S OPTION (Check only one)
( ) BUYER acknowledges he has the right to have the buildings inspected to determine if Radon gas/daughters is present BUYER waives this right and
agrees to accept the property on the basis of SELLER'S certification and agrees to the release as set forth in paragraph 4 below.
( ) BUYER, at BUYER'S expense, shall within days front the execution of this agreement, arrange a Radon test of the residential buildings on
the property.
If the inspection reveals the presence of Radon which exceeds 0.02 working levels (4 picocuries/liter). the BUYER, within five (5) days of the receipt of the
report shall furnish the SELLER with a copy of the test results. Upon receipt of the test results, the SELLER may within days submit a corrective
proposal, in writing, to the BUYER. Upon receipt of the corrective proposal, the BUYER shall within five (5) days:
a. Accept the proposal in writing, which action shall constitute a release as set forth in Paragraph 4 below; or
b. Declare this agreement NULL and VOID, at which time all deposit monies paid on account shall be returned to the BUYER.
Should the SELLER fail to submit a corrective proposal within days, then the BUYER shall within five (5) day*:
a. Accept the property in writing, which action shall constitute a release as set forth in Paragraph 4 below; or
b. Declare this agreement NULL and VOID at which time all deposit monies paid on account shall be returned to the BUYER.
NOTE: There are various firms in Pennsylvania through which a Radon test can be arranged
4 RELEASE - The BUYER hereby releases, quit claims and forever discharges SELLER. SELLER'S AGENTS. SUBAGENTS, EMPLOYEES and any
OFFICERor PARTNER or any one of them and any other PERSON, FIRM or CORPORATION, who may be liable by or through them, from any and all
claims, losses or demands, including personal injuries, and all of the consequences thereof, where now known or not. which may arise from the presence of
Radon in any building on the propeiriy.
WITNESS BUYER (s)
WITNESS BUYER (s)
WITNESS SELLER ($)
AGENT SELLER __^ (s)
COPIES WHITI; StUJH. VEU.OW: AOfNT. MM; MJVfft. KM; MOMTOAGff . GOLD- . GKEEN: BUYER'S AT TIMf OF SIGHING 4/19
2U1
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NOTICE TO SELLERS/BUYERS REGARDING RADON GAS
I. Radon is a radioactive gas produced naturally in the ground by
-------
RADON DISCLOSURE ADDENDUM TO EXCLUSIVE RIGHT TO SELL AGREEMENT
9 19-
RE: PROPERTY
AGENT:
OWNERS:
1. SELLER hereby acknowledges that he/she has read and understands the notice as set forth on the reverse side hereof and
represents 'hat:
( ) A. SELLER has no knowledge concerning the presence or absence of radon.
( ) B. SELLER has knowledge that the property was tested on the dates, by the methods (e.g., charcoal canister,
alpha track, etc.), and with the results of all tests indicated below:
DATE METHOD RESULTS (picocuries/liter or working levels)
SELLER DOES NOT WARRANT EITHER THE METHODS OR RESULTS OF THE TESTS.
( ) C. SELLER has knowledge that the property underwent radon reduction measures on the date(s) and by the
method(s) indicated below:
DATE RADON REDUCTION METHOD
2. SELLER is hereby advised that SELLER may be required to provide details of any testingor remediation for the presence
of radon, including copies of all test reports.
3. SELLER agrees to make property available for testing during the term of this agreement
AGENT OWNER (s)
BY (s) OWNER (s)
DATE ,I> OWNER __ (s)
COPIES: WHITi; OWNfB. YtUOW* AHHf. KM; 1/*>
Form 113-3
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RADON DISCLOSURE ADDENDUM TO AGREEMENT OF SALE
19.
RE: PROPERTY
SELLERS:
BUYERS:
DATE OF AGREEMENT 19 , SETTLEMENT DATE 19 , SALE PRICE $
1 BU>"ER acknowledges thai he/she has read and understands the notice as set forth on reverse side hereof.
2 SELLER hereby acknowledges thai he/she has read and understands the notice as set forth on the reverse side hereof and represents that:
(check appropriate response^))
( ) A. SELLER ha* no knowledge concerning the presence or absence of radon.
( ) B. SELLER has know ledge that the property wts tested on the dales, by the methods (e.g.. charcoal canister, alpha track, etc.). and with the results of all
tests indicated below:
DATE METHOD RESULTS (picocunes/liter or working levels)
COPIES OF ALL AVAILABLE TEST REPORTS will be delivered to BUYER with this addendum.
SELLER DOES NOT WARRANT EITHER THE METHODS OR RESULTS OF THE TESTS.
( ) C. SELLER has knowledge thai the property underwent radon reduction measures on the date(s) and by the method(s) indicated below:
DATE RADON REDUCTION METHOD
3. BUYER'S OPTION: (check only one)
( ) BUYER acknowledges that BUYER has the right to have the property inspected for radon by a certified inspector. BUYER WAIVES THIS RIGHT and
agrees to accept the properly on the basis of SELLER'S representation and agrees to the release as set forth in paragraph 4 below.
( ) BUYER, at BUYER'S expense, elects to obtain a certified radon test of the property and will deliver a copy of the test report to SELLER or SELLER'S
AGENT within days of SELLER'S acceptance of this agreement
Failure to obtain and provide radoa lest results by this date will coMdnte a WAIVER of BUYER'S right to obtain tkc test.
A. I f the test report reveals the presence of radon at or below 0.02 working levels (4 picocuries/liter), BUYER shall be deemed to have accepted the property
and to have agreed to the release as set forth in paragraph 4 below.
B. If the test report reveals the presence of radon which exceeds 0.02 working levels (4 picocuries/liter),
SELLER may. within days of receipt of the test results, submit a written, corrective proposal to BUYER. The corrective
proposal will include, but not be limited to, the name of the certified mitigation company: provisions for payment, and completion date for
corrective measures.
Upon receipt of the corrective proposal BUYER, within five (S) days, will:
1. Accept the corrective proposal and At property in writing, which will constitute a release as set forth in paragraph 4 below, or
2. Declare this agreement NULL AND VOID, in which case all deposit monies paid on account will be promptly returned to BUYER.
Should SELLER fail to submit a written uimum proposal within the time set forth in paragraph 3 (B). then BUYER will, within five (5) days:
1. Accept the property in writing, which will constitute a release as set forth in paragraph 4 below, or
1 Declare this agreement NULL AND VOID, in which case all deposit monies paid on account will be promptly returned to BUYER.
IfBLYERftihtoMcerdse««yoflUYErSo»doMwJtMatlwll^
have agreed to the release as set faftfc !• paragraph 4 beta*.
RELEASE - BUYER hereby ntlMHi. quit claim* and forever discharges SELLER, SELLER'S AGENT. SUBAGENTS, EMPLOYEES and any OFFICER
or PARTNER or any one of then ami aay other PERSON, FIRM orCORPORATION who may be liable by or through them, from any and all claims, losses or
demands, including personal injuries, and all of the consequences thereof, where now known or not which may arise from the presence of radon in an> building
on the property.
WITNESS ' BUYER(s)
WITNESS
WITNESS
AGENT -
: WHITf: SCLUM. YELLOW; AOCNT. WNfc §UYf«. BLUfc MOHTGAGCf . GOLD: GMI* •VYWS AT TIMt Of SIOMIMO 1/90
Form 114-6
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NOTICE TO SELLERS AND BUYERS REGARDING RADON GAS
1. Radon is a. natural, radioactive gas that is produced in the ground by the normal decay of uranium and radium. Uranium and radium are
widelv distributed in trace amounts in the earth's crust. As radon gas decays, it forms radwisotopes called radon daughters or radon
progeny. Radon daughters emit alpha radiation, which has high energy, bat ihort range.
2. Studies indicate that the result of extended exposure to high levels of raiton ^as/ radon daughters ti aa increased risk of lung cancer.
3. Radon gas follows the path of least resistance from the soil and rocks where it originates to the surface of the ground and, finally, to the air.
Radon can find its way into any airspace, including basements and crawl spaces, and permeate throughout a home.
4. If a house has a radon problem, it usually can be cured by increased ventilation and/or by preventing radon entry.
5. The Environmental Protection Agency (EPA) advises corrective action if the annual average exposure to radon daughters exceeds 0.02 working
levels (4 picocunes/liter).
6. As of July 23,1988. any person who tests for or mitigates or safeguards a building from the presence of radon gas and radon daughters in the state
of Pennsv Ivania must be certified by the Department of Environmental Resources (DER) of the Commonwealth of Pennsylvania, as mandated by
the Radon Certification Act of 1987.
7. Any use of the word "certified" in this addendum refers to the certification mandated by the Radon Certification Act of 1987.
8. Neither the real estate broker nor the broker's agent is an expert on radon gas/radon daughters. Neither the broker nor the broker's agent
warrants either the methods or results of any tests for the presence of radon gas/radon daughters.
9. Information about radon and about certified testing and mitigation firms is available through DER. Bureau of Radiation Protection. P.O. Box
2063. Harrisburg. PA 17120: 1-800-23RADON or (717) 783-3594.
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