Radon Testing for your home

Radon

Radon in the Home: What Buyers and Sellers Need to Know

Radon is a colorless, odorless gas produced by the natural radioactive decay of uranium in soil and rock. Because it can’t be seen or smelled, many homeowners are unaware it’s present—yet it’s an important part of the home inspection process and one we always encourage clients to understand.

Radon has been linked to lung cancer, and according to the EPA, it is the second leading cause of lung cancer in the United States after smoking.

How Does Radon Get Into a Home?

As radioactive materials in the soil break down, they release radon gas. That gas can enter a home through several common access points, including:

• Crawl spaces

• Sump pump pits

• Joints and cracks in basement slabs

• Cracks in sub-floors and foundation walls

Because of this, radon can be present in any home, regardless of age, size, or location.

What Are Safe Radon Levels?

The Environmental Protection Agency (EPA) has established an action level of 4.0 picocuries per liter (pCi/L).

• The EPA states that exposure to 4.0 pCi/L indefinitely does not increase lung cancer risk beyond that of a non-smoker.

• However, exposure to 10.0 pCi/L for 20 hours a day over 70 years carries a lung cancer risk similar to smoking a pack of cigarettes a day.

Because of this, the EPA recommends installing a radon mitigation system if radon levels exceed 4.0 pCi/L.

Radon Testing During a Home Inspection

Radon testing can be performed as part of the home inspection process. Typically, a 48-hour test is conducted, and a report is provided showing the radon concentration present during the testing period.

• Testing costs generally range from $50 to $250

• The most reliable tests usually cost $125–$150

We often recommend testing even if a home has tested low in the past, as radon levels can change over time due to weather, soil conditions, and home improvements.

The Good News: Radon Can Be Fixed

If elevated radon levels are found, the good news is that radon problems can usually be fixed relatively easily.

• The average cost is usually $1,000–$2,000

Depending on market conditions, sellers may agree to pay for or install a radon mitigation system as part of the inspection resolution process. This is a common and well-understood solution in many real estate transactions.

Final Thoughts

Radon can sound alarming, but it’s manageable with the right information and approach. Whether we’re representing buyers or sellers, our role is to educate, guide, and keep everyone calm and informed. With testing, clear standards, and effective mitigation options, radon is typically a solvable issue—not a deal-breaker.