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The Guide to Radon for Home Buyers and Sellers

When you’re buying or selling a home, the stakes are high. After all, a real estate transaction is one of the largest purchases you can make. From navigating mortgage approvals and home inspections, there are a lot of details to manage.

One factor many home buyers and sellers overlook is radon. This naturally occurring, odorless gas can significantly impact a home’s indoor air quality and has serious implications for health, safety, and property value.

We’ve created this guide to radon for home buyers and sellers, where we break down everything you need to know about radon, its risks, the EPA’s guidelines, and how to tackle radon-related concerns during a real estate transaction. Whether you're a buyer looking for peace of mind in your new home or a seller preparing your property for the market, this guide has you covered.

Understanding Radon and the EPA’s Recommendations

Radon is a radioactive gas that forms when uranium breaks down in soil, rock, and water. While it’s naturally present in the environment, radon can accumulate to dangerous levels inside homes, particularly in basements and lower-level rooms. That said, even homes without basements can have elevated radon levels. Radon can also spread within your home due to natural pressure changes that draw it upward and into your living space.

The Environmental Protection Agency (EPA) recommends addressing radon levels that are 4 picocuries per liter (pCi/L) or higher through effective mitigation measures.

The concern is real, as radon exposure is a leading cause of lung cancer in the United States, responsible for tens of thousands of deaths annually. Luckily, with the right methods, radon is both detectable and manageable. By testing and mitigating radon levels when necessary, you can improve the safety of your living environment.

Radon and Real Estate Transactions: Disclosure Requirements

When it comes to real estate, radon is gaining more attention due to its health implications and various testing options. While states don’t legally require radon testing, it is strongly recommended.

However, many states do have disclosure laws in regard to radon testing results. Some states require sellers to disclose the results of radon tests or confirm whether a home has been tested at all. Disclosure laws vary by state, so it’s essential to discuss this with your realtor or familiarize yourself with specific regulations for your location.

Advice for Negotiating

If high radon levels are discovered during a transaction, you have options as a buyer or seller. Buyers can request that the seller cover the costs of radon mitigation, which may include a system like sub-slab depressurization or crawl space encapsulation. Sellers, on the other hand, can use proactive testing and mitigation to position the home as a safer and more marketable property.

Negotiation is key here, and working with knowledgeable agents and home inspectors can ensure both parties reach an agreement that addresses safety concerns.

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What Home Buyers Should Do

If the Home Has Been Tested for Radon

For homes with prior radon testing, buyers should request these details from the seller:

  • How long ago the test was conducted
  • The type of test used (DIY kit or professional inspection)
  • The specific location within the home that was tested (e.g., basement, living room directly above crawl space)
  • A list of significant upgrades, repairs, or renovations since the most recent radon test was performed (e.g., new HVAC systems, kitchen remodel)

If the test is outdated or the results seem incomplete, consider requesting a new test for accuracy.

If the Home Has Never Been Tested for Radon

If the home hasn’t been tested, buyers should coordinate with the seller to arrange a test before closing the deal. You may need to negotiate with the seller to decide who will cover the cost of the test and whether a professional inspection is more suitable than a DIY kit.

What Home Sellers Should Do

If You’ve Never Tested Your Home for Radon

The best time to test your home for radon is before you put it on the market. This proactive measure demonstrates responsibility and transparency, making buyers feel confident in your property. Start with a short-term radon test to determine if further action is needed.

If Your Home Has Been Tested Before

If your home has undergone radon testing in the past, consider these scenarios that warrant a retest:

  • The test occurred more than two years ago
  • You’ve completed major renovations (e.g., new HVAC, remodeled bathrooms, built additional living space)
  • The buyer intends to use lower levels of the home as living space (if it’s legally an option)

Accurate, up-to-date radon results are invaluable in addressing potential concerns during negotiations.

A black and yellow sign that reads "For Sale" sits in front of a new house that's under construction.

What To Do If You’re Buying a New-Build Home

New-build homes require radon testing after construction is complete. Many contractors now incorporate radon-resistant building practices, which reduce the chance of elevated radon levels.

Building With Radon-Resistant Features

If you’re involved in the process of constructing your new home, advocate for radon-resistant practices such as:

  • Gas-permeable layers beneath the foundation to allow radon ventilation
  • Radon vent pipes to direct radon gas from below the foundation and out of the home
  • Sealing and caulking foundation cracks to limit radon entry

If testing reveals elevated radon levels post-construction, installing additional mitigation measures can enhance safety.

Radon Mitigation Options: What To Do if Results Are Elevated

If your radon test results meet or exceed the EPA’s recommended level of 4 pCi/L, it’s essential to address the issue promptly. Solutions are straightforward and can effectively reduce radon to safe concentrations.

For Existing Homes

There are several radon mitigation methods for existing homes, depending on the home’s design and foundation type:

  • Sub-slab depressurization: This method involves installing a pipe and fan system to vent radon from beneath the house to the outside.
  • Sump pit depressurization: For homes with a sump pump, the mitigation system can be connected here to remove radon.
  • Crawl space encapsulation: Sealing crawl spaces with a heavy-duty plastic membrane prevents radon from entering the home.

For New-Build Homes

Homes built with passive radon systems can achieve even greater reductions by adding a radon removal fan. This effective upgrade creates a vacuum that actively prevents radon from entering your home, ensuring safety from the start.

Making Radon a Top Priority in Your Real Estate Journey

By exploring the guide to radon for home buyers and sellers, you’ve taken an important step toward making informed decisions in your real estate endeavors. Whether you’re navigating the market as a buyer or seller, understanding radon’s risks and solutions can provide confidence and peace of mind.

Want to learn more about radon testing or mitigation options? Reach out to qualified radon specialists in your area to ensure your home is safe and secure. Every step you take toward addressing radon is a step toward protecting what matters most.