Understanding Radon: What Homebuyers and Sellers Need to Know

When buying or selling a home, there are many things to consider—location, price, condition, and financing. But one factor that is often overlooked is radon. This invisible gas can pose serious health risks if left unaddressed, and it has become an important consideration in real estate transactions. Whether you are a buyer, seller, or homeowner, understanding radon, how to test for it, and what to do if levels are high is essential.

What Is Radon?

Radon is a naturally occurring radioactive gas that comes from the breakdown of uranium in soil, rock, and water. It is odorless, colorless, and tasteless, which makes it impossible to detect without specialized testing. According to the Environmental Protection Agency (EPA), radon is the second leading cause of lung cancer in the United States, right behind smoking. Prolonged exposure to elevated radon levels can significantly increase health risks.

Because radon originates from the ground, it typically enters homes through cracks in foundations, gaps around pipes, sump pumps, crawl spaces, or even through well water. Once inside, it can accumulate to dangerous levels, particularly in lower levels like basements.

How to Check for Radon

Testing for radon is straightforward and relatively inexpensive. There are two primary ways to test:

1. Short-Term Radon Tests

   • These are the most common and typically last between 2 to 7 days.

   • Homeowners can purchase test kits at hardware stores, online, or through certified radon professionals.

   • The device is placed in the lowest livable level of the home and then mailed to a lab for results.

2. Long-Term Radon Tests

   • These measure radon levels for more than 90 days, providing a better picture of year-round exposure since levels can fluctuate with seasons and weather.

   • Long-term testing is recommended if initial short-term tests show borderline results.

The EPA action level for radon is 4 picocuries per liter (pCi/L). If levels are at or above this threshold, mitigation is strongly advised.

Radon Mitigation Solutions

Finding out your home has elevated radon levels can be concerning, but the good news is that mitigation is highly effective. Some common solutions include:

• Sub-Slab Depressurization (Radon Reduction System): The most widely used method. A pipe and fan system draws radon from beneath the home’s foundation and vents it safely outside.

• Sealing Cracks and Openings: While not sufficient on its own, sealing can help reduce radon entry and improve the effectiveness of other mitigation systems.

• Crawl Space Ventilation: For homes with crawl spaces, increasing ventilation or using a vapor barrier can help limit radon levels.

Professional radon mitigation systems usually cost between $1,000 and $2,500, depending on the home’s size and foundation type.

Radon and Real Estate Transactions

Radon is a significant consideration in real estate, particularly in states where high levels are common. Here’s what buyers and sellers need to know:

• For Buyers:

  • Always request a radon test during the home inspection period.

  • If levels are above 4 pCi/L, you can negotiate with the seller to cover the cost of mitigation.

  • Having a mitigation system installed can give peace of mind and protect your family’s health.

• For Sellers:

  • Testing before listing your home can prevent surprises during the transaction.

  • If high levels are found, installing a mitigation system upfront can make your property more attractive to buyers.

  • A home with a radon mitigation system is often seen as more marketable because the issue has been addressed.

• Disclosure Requirements:

  • Many states require sellers to disclose radon testing results and any mitigation efforts. Buyers should always review this information carefully.

Why Radon Awareness Matters

Ignoring radon is risky, both from a health perspective and a real estate standpoint. Buyers want safe homes, and sellers benefit from addressing potential concerns proactively. A simple test and, if necessary, a mitigation system can remove radon as an obstacle in real estate transactions.

By understanding what radon is, how to check for it, and how to reduce it, both homeowners and real estate professionals can navigate property sales with confidence.