Radon is a radioactive gas that you cannot see, smell, or taste. It's produced by the natural breakdown of uranium in soil, rock, and water, and can seep into homes through cracks and openings in the foundation. According to the EPA, radon is the second leading cause of lung cancer in the United States, responsible for about 21,000 deaths annually.
Why Radon Testing Matters
Radon can accumulate to dangerous levels in any home, regardless of age, location, or foundation type. The EPA recommends testing all homes below the third floor. High radon levels have been found in homes across all regions and climates. Even new homes can have elevated radon levels. Testing is the only way to know if you have a radon problem.
Understanding Radon Levels
Radon is measured in picocuries per liter (pCi/L). The EPA action level is 4.0 pCi/L - homes at or above this level should be mitigated. However, even levels between 2.0-4.0 pCi/L pose health risks. The EPA recommends considering mitigation for these levels as well. There is no "safe" level of radon exposure. The average outdoor radon level is about 0.4 pCi/L, while the average indoor level is about 1.3 pCi/L.
How We Test for Radon
We use professional-grade continuous radon monitors that provide accurate, tamper-resistant results. Our testing process includes placing the monitor in the lowest livable level of the home, conducting tests for a minimum of 48 hours (often 2-4 days), maintaining closed-house conditions during testing, and providing a detailed report with results and recommendations.
Short-term tests (2-7 days) provide a quick snapshot of radon levels, while long-term tests (90+ days) give a more accurate average of year-round levels. We typically perform short-term tests for real estate transactions and recommend long-term testing for homeowners.
What If High Radon Levels Are Found?
Don't panic - radon problems are fixable. A qualified radon mitigation contractor can install a system to reduce radon levels, typically costing between $800-2,500 depending on home construction and radon levels. Most systems involve installing a vent pipe and fan to pull radon from beneath the house and vent it outside. These systems are highly effective, typically reducing radon levels by up to 99%. Post-mitigation testing confirms the system is working properly.
Radon in Real Estate Transactions
For homebuyers, we recommend radon testing during the inspection period. If elevated levels are found, you can request that the seller install a mitigation system before closing, negotiate a credit to install a system yourself, or factor the cost into your purchase decision.
For sellers, consider testing for radon before listing. If levels are elevated, installing a mitigation system proactively can prevent delays or complications during negotiations. A properly installed mitigation system with documentation can actually be a selling point.
Protecting Your Family
If you're a current homeowner and haven't tested for radon, we recommend doing so soon. Test every few years, especially after major renovations or changes to your home. If you have a mitigation system, test annually to ensure it's working effectively. Consider long-term testing for the most accurate assessment.
Common Radon Myths
Myth: "My neighbor's house tested low, so mine will too." Fact: Radon levels can vary significantly between adjacent homes due to differences in construction, soil conditions, and ventilation.
Myth: "Radon testing isn't necessary in new homes." Fact: New construction can have radon problems. Building codes in some areas require radon-resistant features, but testing is still recommended.
Myth: "I can't sell my home if it has radon." Fact: Homes with radon problems sell successfully every day. Mitigation systems are affordable and effective.
Take Action: Radon testing is a simple, affordable way to protect your family's health. Whether you're buying a home or have lived in yours for years, testing provides peace of mind and the information needed to take action if necessary. Contact us today to schedule your radon test.