Radon is a naturally occurring radioactive gas that forms from the decay of uranium in soil, rock, and water. It is colorless, odorless, and tasteless, making it difficult to detect without specialized testing. Radon can enter homes through cracks in the foundation, walls, and floors, as well as through well water. Once inside, it can accumulate to dangerous levels, posing significant health risks.

The primary concern with radon exposure is its link to lung cancer. According to the Environmental Protection Agency (EPA), radon is the second leading cause of lung cancer in the United States, responsible for thousands of deaths annually. Long-term exposure to high levels of radon increases the risk of lung cancer, especially for smokers. Because of these serious health implications, testing for radon is crucial for homeowners and prospective buyers alike.

Is a Radon Test Required to Sell a Home?

Whether a radon test is required when selling a home depends on the state and local regulations. In some states, sellers are mandated to disclose known radon levels, while others require testing before a sale can be finalized. Even if not legally required, many buyers request a radon test as part of their home inspection process. Sellers who proactively test for radon before listing their home can avoid surprises during the negotiation phase and demonstrate transparency, which may help facilitate a smoother sale.

It is important to check local real estate laws and regulations regarding radon disclosure and testing requirements before listing a property for sale.

How is Radon Tested?

Radon testing is a straightforward process that can be done with short-term or long-term tests. The two main types of radon tests are:

Short-Term Tests: These tests typically last from 2 to 7 days and provide a quick snapshot of radon levels in a home. They use charcoal canisters, alpha track detectors, or continuous radon monitors placed in the lowest livable area of the home. Short-term tests are useful for initial screening but may not always provide the most accurate representation of long-term exposure.

Long-Term Tests: These tests measure radon levels over 90 days or more and provide a more accurate assessment of average radon levels in a home. They use alpha track detectors or electronic radon monitors. Because radon levels can fluctuate due to weather and seasonal changes, long-term testing is generally recommended for the most reliable results.

Homeowners can purchase radon test kits from hardware stores, online retailers, or through local health departments. Alternatively, they can hire certified radon professionals to conduct more accurate and comprehensive testing.

Should I Test for Radon Before Selling My Home?

While it is not always a legal requirement, testing for radon before selling a home is highly recommended. Conducting a radon test before listing a property offers several benefits:

• Increases Buyer Confidence: Buyers may feel more comfortable purchasing a home when they know radon levels are within safe limits.
• Avoids Potential Delays: If a buyer requests a radon test and high levels are found, it could delay the closing process while mitigation measures are put in place.
• Gives the Seller Control: If high radon levels are found, the seller has time to address the issue before negotiations begin, potentially preventing last-minute demands for mitigation or price reductions.

Testing ahead of time can streamline the selling process and prevent unexpected obstacles during closing.

Can the Buyer Test for Radon?

Yes, buyers can and often do test for radon as part of the home inspection process. Many home inspection companies offer radon testing services, and buyers may choose to conduct their own tests using a do-it-yourself kit or by hiring a professional.

If a home has already been tested by the seller, buyers should review the test results carefully. However, they may still opt to conduct their own test to verify results, especially if the previous test was conducted more than a year ago or if home modifications have been made that could affect radon levels.

If a buyer’s radon test reveals high levels, they may request that the seller mitigate the problem before finalizing the sale.

Do I Have to Mitigate Radon if It’s Found to Be Too High?

If radon levels exceed the EPA’s action level of 4.0 picocuries per liter (pCi/L), mitigation is strongly recommended. While federal law does not require radon mitigation, some states and municipalities have regulations mandating action if radon levels exceed the recommended limit.

In real estate transactions, if a radon test shows high levels, buyers often request that the seller pay for mitigation or negotiate a lower purchase price to cover the costs. Addressing high radon levels before listing a home can help sellers avoid these negotiations and potential deal-breakers.

What Are the Costs to Reduce Radon in Air and Water?

The cost of radon mitigation varies based on the severity of the problem, the type of mitigation system required, and the size and layout of the home. Below are common radon mitigation costs:

Radon in Air:

The average cost of installing a radon mitigation system ranges from $800 to $2,500.

A typical mitigation system involves installing a vent pipe and fan to redirect radon gas away from the home.

Sealing cracks in the foundation and basement can help reduce radon entry and may cost a few hundred dollars.

Radon in Water:

If radon is present in well water, treatment systems such as aeration units or granular activated carbon (GAC) filters can remove radon before the water is used.

Aeration treatment systems, which bubble air through the water to release radon gas, can cost $3,000 to $5,000.

GAC filters, which absorb radon from water, typically cost $1,000 to $2,000 but require regular maintenance.

While mitigation may seem costly, reducing radon exposure is a worthwhile investment in health and safety. Many states offer financial assistance or tax incentives for radon mitigation, so it’s worth checking for available programs.

Final Thoughts

Radon is a serious health hazard, but it is manageable with proper testing and mitigation. Whether you are selling or buying a home, understanding radon risks and testing procedures can help ensure a safer living environment. While radon testing may not always be legally required for home sales, it is a best practice that benefits both buyers and sellers. Addressing radon issues proactively can lead to a smoother real estate transaction and, most importantly, protect the health of those living in the home.