No radon risk in searches when we bought but there now is?

easilyamused

Is this possible?

Our conveyancer has just contacted me to say that our buyers environmental search has shown that we're in a Radon affected area and is talking about keeping a £2000 bond while they look at getting tests done.

Looking back through the searches we had done before we bought it, it shows a very definite NO to whether it's in an affected area.

Confused. I'd have thought the risk would get less over time, not more?

Anyone any idea?

nidO

If you have conflicting reports, it might be worth doing your own search on radon risk - It costs £3.90 to get, available at:

http://www.ukradon.org/services/address_search

If the answer's no, send the report back to you buyer's conveyancer telling them they need to recheck their search because you have two searches taken some time apart showing no risk.

If the answer's yes, the cost of taking proper measurements yourself is £49.80 (http://www.ukradon.org/services/orderdomestic) and takes around 4 months, you can also get 7-day detector kits for less (around £40) which are less accurate but obviously much quicker, and will give a proper answer as to whether any remedial action is needed.

DaftyDuck

Even cheaper answer HERE, albeit rather vague.

Mind you, there's no area of radon in the country that's truly alarming. Different companies use a different cut-off criteria. The cut-off may also change with time - there was a rebanding I know of in 2010. Claims of 1,100 deaths per year, but the majority of these are believed to be from exposure outside the home....

It's a statistical anomaly that the vast majority of deaths from radon occur in the areas least affected by high levels.


I'd let them get the tests (independently) done... may show nowt.

bouicca21

The recommended levels were changed a few years ago. If you have time the full scale test is very easy - I've done it.

littlesnuggy

I happen to run a specialist radon company so I can offer some advice here:

1) The maps showing the areas most likely to be affected were revised in 2007. The maps are based on a combination of geological data (which won't have changed) and data from any tests that have been performed. Only a small fraction of homes in the country have actually been tested, therefore as awareness is increasing and more homes are testing, the areas designated as being at risk increase each time an updated map is released. The issue is more widespread than originally thought, and we have carried out remedial work all over the country for clients who have tested their homes (even those in lower risk/supposedly 'non-affected areas').

The search you can now do online at ukradon.org for £3ish will use the latest data for your specific postcode. You can do a free search at http://www.ukradon.org/information/ukmaps (click on Explore the interactive map and 'show radon data' then enter your postcode). If your area is shaded rather than white, it is in an 'affected area'. This is based on the highest risk for a 1km grid square not your specific postcode though, so it could overstate the risk.

2) In 2010 the guidance was revised to state that all homes with radon levels over 200 Bq/m3 should be remediated and that those over 100 Bq/m3 should "strongly consider" taking action. This change in recommendation is not taken into account on the maps, which are still based on estimated probability of a home being over 200 Bq/m3. The darker the colour on the map, the increased estimated number of homes will be affected. The darker colour does not refer to the actual concentration/level of radon.

3) A 10 day screening test can be done prior to exchange/completion however this is a snapshot of the radon level at that time and cannot be used to gain an annual average. Some buyers are happy with this; if the result comes back very low or very high it is fairly conclusive, but often it will not be conclusive if the result is 70ish as the annual average could be higher.

4) Radon tests are available from commercial companies, not just Public Health England. PHE do not sell screening tests, only 3 month kits. You will find the kits from commercial companies are cheaper and the results are turned around quicker. All detectors are analysed at laboratories that have been validated by PHE. You can find a list of companies providing radon test kits on the UK Radon Association website here - http://www.radonassociation.co.uk/services/radon-testing/

5) A radon bond (retention) is the recommended way of dealing with radon in conveyancing as it allows the buyer to do a full 3 month test after completion. The amount suggested by your buyer is a reasonable amount - UK Radon Association recommends £2500 for an average sized property.

Any other questions, please ask

kinger101

bouicca21 wrote: »

The recommended levels were changed a few years ago. If you have time the full scale test is very easy - I've done it.

Is that the one where you take a p1s5 with the lights off and see if it glows?

easilyamused

Wow thanks for all the replies folks. That's a lot of very helpful information too littlesnuggy!

I must admit it's not something that's even been on my radar until now and friends I've mentioned it to don't really know anything about it either.

We moved into this place in 2006 so from the sounds of it just before they revised the maps.

I haven't heard back from the solicitor yet as to whether they want to go ahead with tests or not, but I guess it might be a necessary evil from the sounds of it if they do.