{"id":2571,"date":"2016-08-26T17:49:02","date_gmt":"2016-08-26T21:49:02","guid":{"rendered":"http:\/\/dankrell.com\/blog\/?p=2571"},"modified":"2021-11-23T16:44:51","modified_gmt":"2021-11-23T21:44:51","slug":"radon-is-everywhere-testing-is-not","status":"publish","type":"post","link":"https:\/\/dankrell.com\/blog\/2016\/08\/26\/radon-is-everywhere-testing-is-not\/","title":{"rendered":"Radon is everywhere – testing is not"},"content":{"rendered":"
\"Radon<\/a>
Radon is everywhere (infographic from inhabitat.com)<\/figcaption><\/figure>\n

Montgomery County MD is implementing two controversial bills. New county recordation tax rates. And – Radon is everywhere, but new law falls short to protect county residents.<\/p>\n

Effective September 1st<\/sup>, increased recordation tax will be collected in Montgomery County.\u00a0 The rate for the first $500,000 will be $8.90 per $1,000.\u00a0 The rate for any amount exceeding $500,000 will be $13.50 per $1,000.\u00a0 The individual primary residence exemption is also increased from $50,000 to $100,000.\u00a0\u00a0 Read more about the controversy here<\/a>.<\/p>\n

Recordation tax is an excise tax that is collected for the \u201cprivilege\u201d of recording an instrument in the land records.\u00a0 Of course, transfer tax is collected when a home is sold; and is also collected when a mortgage is refinanced.<\/p>\n

Effective October 1st<\/sup> radon testing is compulsory for homes that are sold in Montgomery County MD<\/a> (however, the law lists exemptions).\u00a0 The seller must test, or allow the buyer to test radon levels in the home.\u00a0 The radon test must not be older than one year from the closing date.\u00a0 Both the buyer and seller must receive the radon report.\u00a0 If radon levels are above the EPA recommended action level of 4 picocuries per liter, then an estimate must be obtained from a licensed contractor to reduce level to 2 picocuries per liter.\u00a0 Read more about the controversy here<\/a>.<\/p>\n

Radon is a toxic, radioactive gas that is formed by the natural breakdown of radium.\u00a0 Radon seeks its way to the surface as an odorless, colorless, and tasteless gas.\u00a0 A 1999 National Academy of Sciences report (The Biological Effects of Ionizing Radiation, The Health Effects to Indoor Radon<\/em><\/a>) indicated that radon causes up to 22,000 lung cancer deaths per year<\/strong>.\u00a0 As there are no immediate symptoms of radon exposure, the only way to know if a building has high levels of this gas is to test for it.<\/p>\n

Radon is everywhere, but testing is not.\u00a0 Although the radon testing law is well intentioned, it misses the mark on comprehensive radon testing, education and awareness.<\/h2>\n

First, the law may unintentionally provide a false sense of security to home buyers. By requiring the test by the sale, it suggests to home buyers that the initial radon test (when the home is purchased) is the only test needed.\u00a0 In fact, the EPA recommends radon testing every two years<\/strong><\/a>.\u00a0 Homes with low radon levels may change over time to have increased levels, and vice versa.\u00a0 Additionally, the self-testing conducted by home owners may not be accurate (or worse, may be intentionally erroneous). Consequentially, home buyers should hire a qualified expert to test the home regardless of home seller provided test results.<\/p>\n

Second, it must be asked as to why only require testing for single family home sales?\u00a0 Radon is everywhere.<\/strong><\/a>\u00a0 The radon law should have been more comprehensive to also include radon testing every two years for single family rental units, schools, and public buildings.<\/p>\n

And finally, the law should have provided for consumer education much like the EPA lead paint pamphlet (Protect Your Family From Lead In Your Home<\/em>) that is required for home sales and rentals.\u00a0 Likewise, why not provide to consumers the EPA pamphlet \u201cHome Buyer\u2019s and Seller\u2019s Guide to Radon<\/em><\/a><\/strong>\u201d (epa.gov\/sites\/production\/files\/2015-05\/documents\/hmbuygud.pdf)?<\/p>\n

Copyright \u00a9 Dan Krell<\/p>\n

If you like this post, do not copy; instead please:
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\nDisclaimer<\/a>. This article is not intended to provide nor should it be relied upon for legal and financial advice. Readers should not rely solely on the information contained herein, as it does not purport to be comprehensive or render specific advice. Readers should consult with an attorney regarding local real estate laws and customs as they vary by state and jurisdiction. Using this article without permission is a violation of copyright laws.<\/p>\n","protected":false},"excerpt":{"rendered":"

Montgomery County MD is implementing two controversial bills. New county recordation tax rates. And – Radon is everywhere, but new law falls short to protect county residents. Effective September 1st, increased recordation tax will be collected in Montgomery County.\u00a0 The rate for the first $500,000 will be $8.90 per $1,000.\u00a0 The rate for any amount … <\/p>\n

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