|The following letter was mailed to all condo homeowners on March 22, 2012. |
March 22, 2012
To: Green Cay Village Condominium Homeowners
While not a cause for alarm, some condo units have measured Radon levels that are at or above the US EPA action level of 4.0 pCi/L. In addition, levels at or above 4.0 pCi/L can interfere with the sale of a unit.
Because of these factors Willow Trading, the owner of the unsold condos, will be outfitting their units with positive pressure remediation systems and individual homeowners may wish to do the same for a cost of approximately $1,500.00 per unit.
What is Radon? Radon is a naturally occurring gas produced by the breakdown of uranium in soil, rock, and water and is commonly found in South Florida. In addition, building materials such poured concrete slabs and walls can emanate Radon. Because of the all-concrete construction in most South Florida condominiums, combined with energy efficient building practices that limit airflow into the units, elevated Radon levels can be present.
What are the health risks? US EPA studies have determined that long-term exposure to Radon may be harmful and it has established an “action level” or guideline of 4.0 pCi / L, ( pico curies per liter of air ) for indoor radon levels. The EPA recommends reducing indoor Radon levels that are at or above 4.0 pCi / L.
As for the health risk, smoking is the leading cause of lung cancer and causes an estimated 160,000 lung cancer deaths in the U.S. every year. Radon is the second leading cause and is responsible for an estimated 21,000 lung cancer deaths every year based on a lifetime exposure to Radon levels higher than 4 pCi/L.
However only about 2,900 of these 21,000 deaths are estimated to occur among people who have never smoked. The point being, smoking is the primary problem and based on these numbers, Radon increases the chance of lung cancer in smokers by about 11% whereas none smokers are 11 times more likely to die in an automobile crash than from exposure to Radon. Still Radon is a health risk and one that should not be ignored.
What is the fix? Fortunately there are fixes with positive pressure ventilation systems that bring outside air into the inside AC air handler and cost about $1,500 installed being the most popular solution in South Florida.
How can I test my unit? Single use Radon test kits are available online for about $15.00 from www.4radon.com and www.sosradon.org . Or if you want to do a lot of testing, the Safety Siren Pro Series HS71512 3 Radon Gas Detector for $129.95 at www.amazon.com will save you money.
Why do I have to pay for the fix? See the following disclaimer from the Condo Prospectus.
18. Disclosures. Under the laws of the State of Florida, each prospective purchaser is hereby advised as follows: RADON GAS: Radon is a naturally occurring radioactive gas that, when it has accumulated in a building in sufficient quantities, may present health risks to persons who are exposed to it over time. Levels of radon that exceed federal and state guidelines have been found in buildings in Florida. Additional information regarding radon and radon testing may be obtained from your county public health department. The foregoing notice is provided in order to comply with state law and is for informational purposes only. Developer does not conduct radon testing with respect to the Condominium and specifically disclaims any and all representations or warranties as to the absence of radon gas or radon producing conditions in connection with the Condominium.
Do I have to have my unit fixed? No. Since the Radon levels in any unit only effect the people living in that unit, you are not required to install a remediation system in your unit.
Can I use another service provider? Yes you can use any service provider you want to although it is required by law that you select a Florida State Certified Radon Contractor. In addition, an Architectural Control Board Application must be submitted to the Property Manager and approved before any work begins.
Where can I get more information? The EPA web site www.epa.gov/radon/ is the authoritative source for information on the health risks, how to have your unit tested, and locating Radon remediation service providers in our area. Another excellent source is the Florida web site www.doh.state.fl.us/environment/community/radon/
In addition, there will be a meeting for all condo owners at the recreation room on Wednesday March 28th at 5:30 PM where Radon Mitigation Services, the company that will be installing the remediation systems for Willow Trading, will be available to answer questions and take orders.
Green Cay Village Condominium
Board Of Directors