When buying or selling a home, there are many important inspections and checks that need to happen. One that often flies under the radar but should never be ignored is radon testing. Radon is invisible, odorless, and tasteless, but it can have serious long-term health effects if it is not properly monitored and managed. In this post, I will cover everything you need to know about radon, from what it is and where it comes from, to how you can test for it and mitigate it if necessary.
What is Radon?
Radon is a naturally occurring radioactive gas that is produced by the breakdown of uranium in soil, rock, and water. It rises up through the ground and can enter homes through cracks in the foundation, gaps around pipes, sump pumps, crawlspaces, and other openings. Since radon is colorless, tasteless, and odorless, it is impossible to detect without a proper testing device.
Where is Radon Prevalent?
Radon can be found all over the United States, but some areas are more prone to higher levels than others. According to the Environmental Protection Agency (EPA), radon levels are highest in the Midwest, the Northeast, and parts of the Southern United States. States like Iowa, Pennsylvania, Ohio, Colorado, and Maine report some of the highest average radon levels in the country.
You can view a full radon zone map from the EPA here:
EPA Radon Zones Map
Even if you live in an area not known for high radon levels, testing is still important. Radon can vary widely from one home to the next, even on the same street.
How Do You Test for Radon?
There are two primary ways to test for radon: short-term testing and long-term testing.
Short-Term Testing:
Short-term tests typically last from two to seven days. They are an excellent way to get a quick snapshot of radon levels in a home. Testing kits are affordable and easy to use. You simply place the testing device in the lowest livable area of the home, such as the basement, and leave it undisturbed for the testing period. Afterward, you either mail the test to a lab or use a digital monitor to get your results.
You can find a reliable short-term home testing kits for around $20. Here is a link to the First Alert Radon Gas Test Kit. I’ve used this kit in the past and I’ve had a good experience.
When you are buying a home, having a home inspector who can perform a two-day short-term radon test during the inspection process can be incredibly valuable. A qualified inspector will set up a professional-grade testing device in the home, typically in the basement or lowest livable area, and monitor the air quality over a 48-hour period. Once the two days are complete, they can provide you with immediate results, giving you a clear picture of the radon levels in the property before you finalize your purchase. This allows you to make informed decisions quickly, whether that means requesting a mitigation system from the seller, negotiating a credit, or simply moving forward with confidence. It is a simple step that can save you time, money, and give you peace of mind about the health and safety of your new home.
Long-Term Testing:
Long-term tests measure radon levels for more than 90 days. These tests provide a better overall picture of the home’s average radon exposure because radon levels can fluctuate with changes in weather, temperature, and air pressure. If you are planning to live in a home for the long term, a long-term test is highly recommended for peace of mind.
Many homeowners also choose to use a continuous radon monitor to regularly track radon levels in real time. This is especially useful if you have already installed a mitigation system and want to ensure it is working properly.
I use a continuous radon monitor from Airthings. I like that is comes with an app and that it also detects the room temperature and humidity. It’s about $100.
Is Radon Harmful?
Yes, radon can be harmful. Radon is the second leading cause of lung cancer in the United States, right behind smoking. The Surgeon General and the EPA both recommend that all homes be tested for radon, regardless of location. According to the EPA, radon is responsible for about 21,000 lung cancer deaths every year.
Long-term exposure to elevated radon levels increases the risk of lung cancer, especially for smokers. However, non-smokers are not immune. Radon exposure poses a serious health risk over time if it is not addressed.
You can read more about the health risks associated with radon from the EPA.
How to Mitigate Radon
If your radon test results come back elevated, do not panic. Radon can be mitigated successfully. Here are the most common methods:
Sub-Slab Depressurization System:
This is the most effective and commonly used mitigation technique. It involves installing a vent pipe and fan system that pulls radon gas from beneath the home and vents it safely outside into the atmosphere.
Sealing Cracks and Openings:
While sealing cracks alone is not enough to reduce radon to safe levels, it is an important part of the overall mitigation strategy. Proper sealing helps the depressurization system work more effectively.
Ventilation Improvements:
Increasing the ventilation in crawlspaces or basements can help lower radon concentrations. Specialized ventilation systems can also be installed that continuously cycle fresh air into the home.
Mitigation systems typically cost between $800 and $2,500 depending on the size of the home and the severity of the radon problem. Once installed, they are very effective at keeping radon levels within safe limits.
How to Monitor Radon Over Time
Even after installing a mitigation system, ongoing radon monitoring is crucial. Radon levels can change based on seasons, weather conditions, and changes to the home structure such as finishing a basement or adding a room.
Using a continuous radon monitor allows you to track radon levels year-round. Many modern monitors are easy to install and provide digital readouts or even smartphone alerts. I like the Airthings monitor.
It is a good idea to retest your home every two years or after any significant renovations, even if a mitigation system is in place.
Common Questions About Radon
Is radon only a problem in older homes?
No. Radon can be a problem in both old and new homes. Construction practices that tighten up homes for energy efficiency can sometimes actually trap radon inside.
Can radon be completely eliminated?
It is unlikely to reduce radon levels to absolute zero, but a properly installed mitigation system can lower radon to levels that are considered safe by EPA standards.
What is considered a safe radon level?
The EPA recommends action be taken if radon levels are 4.0 picocuries per liter (pCi/L) or higher. However, even levels between 2.0 and 4.0 pCi/L may pose a risk and homeowners may still want to consider mitigation.
How long does a radon test take?
Short-term tests typically take between two and seven days. Long-term tests measure levels over a period longer than 90 days.
Can I test for radon myself?
Yes. There are many affordable at-home testing kits and continuous monitors available for purchase online. Here is a link to my favorite at-home radon testing kit.
Your Next Step
Radon is not something to fear, but it is something to take seriously. Testing is simple and affordable. Mitigation is effective. Monitoring is easy and provides ongoing peace of mind.
If you are buying or selling a home, make sure radon testing is part of the process. If you already own a home and have never tested, now is the perfect time to find out where you stand.
If you would like help selecting a reliable radon test kit or monitor, or if you have any questions about what radon testing involves, reach out today. I am here to be your unbiased guide and help you make smart, confident decisions about your home and your health.
