The Vital Role of Radon Testing When Buying a Home

by Chris St. Clair

When embarking on the journey of buying a home, the focus often lies on aspects like location, price, and aesthetics. However, one critical but often overlooked aspect is radon testing. Radon is a colorless, odorless, tasteless radioactive gas that can seep into homes through cracks in floors, walls, and foundations, posing significant health risks if left unchecked. Here's why radon testing should be a non-negotiable part of your home-buying checklist:

Understanding Radon

Radon is naturally occurring, resulting from the decay of uranium in soil, rock, and water. It's a leading cause of lung cancer, second only to smoking. According to the U.S. Environmental Protection Agency (EPA), radon exposure is responsible for approximately 21,000 lung cancer deaths each year in the United States (EPA, n.d.; Consumer Reports, 2017).

Why Test for Radon?

Health Risks: The primary reason for radon testing is health preservation. Long-term exposure to elevated radon levels can lead to lung cancer. This risk is even higher for smokers, as radon can amplify the effects of cigarette smoke (American Cancer Society, 2019).
Prevention Over Cure: Testing for radon before buying a home allows potential buyers to address the issue before moving in. Mitigation systems can be installed to reduce radon levels, making the home safer (CDC, n.d.).
Legal and Disclosure Requirements: In many states, sellers must disclose known radon levels or if radon mitigation systems are in place. Testing ensures you're fully informed about the property's condition (EPA, n.d.).
Negotiation Leverage: If high levels of radon are found, buyers can negotiate with sellers either to reduce the selling price or to have a radon mitigation system installed at the seller's expense (Protect Environmental, 2021).

How to Test for Radon

DIY vs. Professional Testing: While there are do-it-yourself kits available, hiring a professional can offer more accurate results, especially during real estate transactions. Short-term tests (2 to 90 days) can give quick insights, whereas long-term tests (over 90 days) provide a more accurate average of radon levels (EPA, n.d.).
When to Test: Radon levels can fluctuate, so testing should ideally be done during the winter when homes are more likely to be closed up, trapping radon inside (CDC, n.d.).

What If Radon Levels Are High?

If radon levels exceed the EPA's action level of 4 picocuries per liter (pCi/L), you should consider remediation. Radon mitigation systems are effective and can reduce levels to safe thresholds. The cost typically ranges from $800 to $2,500 (Trulia, 2016).

Conclusion

Radon testing is not just a regulatory check-box but a critical step in ensuring the safety of your future home. By understanding the risks and taking proactive measures, you can protect your health and that of your family. Remember, radon is invisible but not invincible; testing can be the key to a healthier living environment.

References:

American Cancer Society. (2019). Radon. Retrieved from posts found on X.
Centers for Disease Control and Prevention (CDC). (n.d.). Radon. Retrieved from www.cdc.gov
Consumer Reports. (2017, February 15). Is It Safe to Buy a Home With an Elevated Radon Level? Retrieved from www.consumerreports.org
U.S. Environmental Protection Agency (EPA). (n.d.). Radon. Retrieved from www.epa.gov
Protect Environmental. (2021, July 6). Who Pays for Radon Mitigation - Buyer or Seller? Retrieved from www.protectenvironmental.com
Trulia. (2016, January 6). 7 Things Buyers And Sellers Need To Know About Radon Testing. Retrieved from www.trulia.com