Radon mitigation in condos

Started by LoriM15 • 8 replies • 1142 views

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LoriM15 (Florida)
Posts: 1,009

Posted:

I'm just wondering if anyone has had to deal with radon mitigation in a condo. We have a condo owner in an eight-plex (four up, four down) building who says his radon readings are very high. I'm just wondering how that gets dealt with if the mitigation solution involves venting through common areas or walls or roof.

CathyA3 (Ohio)
Posts: 6,299

Posted:

The only time we had to deal with it was during the initial sale (from builder to owner) and the buyer's radon inspection revealed a high enough level to deal with. The mitigation was covered by the builder's warranty, so there was no issue with the association. The hone involved was also a townhouse structure, so even though we're condos, there were fewer issues of where to run the vent pipe.

Our CC&Rs don't address this topic. But personal opinion: since radon is a recognized health issue, the association would be on shaky legal ground if it tried to stop installation of a radon mitigation system. Who pays for it is a different issue - since the system would probably serve only a single unit, it would be consistent with our CC&Rs to classify the system either as Unit or Limited Common Elements (owners are responsible for the the latter in my community). Insurance policies may be helpful. I also recommend consulting with the HOA attorney - an amendment may be needed, among other issues.

CathyA3 (Ohio)
Posts: 6,299

Posted:

Should have added that in my area, an area is dug out under the foundation and filled with gravel to allow the radon to accumulate there. The vent pipe is run from this area up the side of the building. So there is penetration of the foundation and probably the siding (to secure the exterior pipe). Our buildings are two stories, mostly on slabs but three of them have walk-out basements.

MelissaP1 (Alabama)
Posts: 13,836

Posted:

Here is the deal with radon and testing. If your condo is found with the issue or not, once it takes action it effects all the homes around it. Once one neighbor takes action then it can mean the whole neighborhood has to. If they want to sell...

You can eliminate it by opening a window or better ventilation under house etc. Otherwise may have some very upset people forced into the radon gas game they never wanted or needed.

Former HOA President

CathyA3 (Ohio)
Posts: 6,299

Posted:

Radon can be very hit or miss - it's where it finds a break to enter the home. In my old community, I had radon in my basement but none of the other homes in my building did.

You can Find radon in a home and nothing in the one next door. You can find it on one street and not at all one street over. Homeowners habits also make a difference. Homes in cold areas that are well-insulated and generally closed up will have higher readings than the same home located on similar soil but in a warm climate where the windows are open a lot of the time. And some people think this whole radon business is a scam and don't pay any attention to it at all.

So, if one unit tests positive, then probably some others will as well but it's not certain. It's premature to make any assumptions without further testing.

EPA Map of Radon Zones and Supplemental Information

ElleN (Idaho)
Posts: 4,420

Posted:

Quote:

Posted By CathyA3 on 10/13/2023 8:14 AM

Our CC&Rs don't address this topic. But personal opinion: since radon is a recognized health issue, the association would be on shaky legal ground if it tried to stop installation of a radon mitigation system.

This is what I am thinking.

I agree with all that CathyA3 posted on this.

LoriM15 (Florida)
Posts: 1,009

Posted:

Luckily it's not my issue because the master association wouldn't weigh in on changes to a condo building. The owner reached out to us and I was just wondering how it works. Apparently the owner does try to keep the windows open, but there's no way to do that in Florida in the summer. It's like living up north in the winter.

The condo president told him they have never had to deal with this situation before and the condos are 20 years old. It will be interesting to see what happens.

Radon testing is not required for home sales in Florida. I wonder why the homeowner decided to test.

ElleN (Idaho)
Posts: 4,420

Posted:

Quote:

Posted By LoriM15 on 10/13/2023 10:25 AM

Radon testing is not required for home sales in Florida. I wonder why the homeowner decided to test.

Testing is not required by Florida. But to get an FHA loan, for one, Radon testing appears to be required. Also I see that Florida statutes do require certain statements about Radon in the disclosure statements for a house being sold.

See https://www.floridahealth.gov/environmental-health/radon/realestate.html

I can see a lot of buyers making satisfactory testing for Radon a condition of purchase. I can see a lot of real estate agents putting this in the initial offer, urging the buyer to require the testing (if the lender does not already), even if the buyer was previously unaware of radon risks.

TimB4 (Tennessee)
Posts: 21,059

Posted:

I've known office buildings to resolve it by routing the radon abatement pipe up the buildings pipe chase and through the roof.

It's cheaper and quicker to go outside so many abatement companies don't even mention this as an option.

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