Radon Testing During the Home Buying Process

When purchasing a new home, prospective buyers often focus on aspects like the property’s size, location, condition, and price. However, one important factor that is frequently overlooked is the potential for radon exposure. Radon is a naturally occurring radioactive gas that can pose serious health risks if present in high concentrations. It is the second leading cause of lung cancer in the United States, responsible for thousands of deaths annually. Fortunately, radon testing by a home inspector during the home buying process can identify the presence of this dangerous gas, providing peace of mind and ensuring the health and safety of your future home.

What is Radon?

Radon is a colorless, odorless, and tasteless gas that forms naturally from the decay of uranium, thorium, and radium found in soil, rock, and water. As the gas rises from the ground, it can enter homes and buildings through cracks in the foundation, walls, and floors. Radon levels can vary significantly from one location to another, and some homes are more susceptible to elevated radon levels due to factors like soil composition and the home’s construction.

Why is Radon Testing Important?

Radon exposure is dangerous because prolonged exposure to high levels of radon increases the risk of lung cancer. According to the U.S. Environmental Protection Agency (EPA), radon is responsible for an estimated 21,000 deaths each year in the U.S. The risk is especially high for smokers, but non-smokers are also at risk. Since radon is undetectable without proper testing, it is crucial for homebuyers to assess whether the home they are considering has elevated radon levels.

The EPA recommends that homeowners test for radon, especially in areas with known radon risks. If a home’s radon levels are found to be 4.0 picocuries per liter (pCi/L) or higher, mitigation measures should be taken to reduce the levels to a safer range.

The Role of a Home Inspector in Radon Testing

A home inspector’s primary job is to assess the overall condition of a home, including its structure, systems, and components. While radon testing is not typically included in a standard home inspection, many home inspectors offer it as an additional service. Home inspectors are trained to conduct radon tests or can refer buyers to certified radon professionals for testing.

There are two main types of radon testing: short-term and long-term. Short-term tests typically last between two and seven days, while long-term tests can take several months to complete. Home inspectors commonly use short-term testing methods, as they provide quicker results and are more practical during the home buying process.

How Radon Testing Works

Radon testing is typically performed using one of two methods: activated charcoal canisters or continuous radon monitors.

1. Activated Charcoal Canisters: These are placed in the lowest livable area of the home for a period of 48 to 96 hours. The canisters absorb radon, and then the canisters are sealed and sent to a laboratory for analysis. This is a cost-effective method, but it may be less accurate than continuous radon monitors.
2. Continuous Radon Monitors: These devices are placed in the home for a longer duration, usually several days. They measure radon levels continuously, providing more accurate results and identifying potential fluctuations in radon concentrations throughout the testing period.

The test results are typically available within a few days to a week, depending on the method used. A home inspector will interpret the results and recommend mitigation if necessary.

Radon Testing During the Home Buying Process

Radon testing should ideally be done during the home inspection phase of the buying process. Homebuyers should discuss radon testing with their real estate agent and home inspector before scheduling the inspection. In some cases, radon testing may be an optional add-on to the home inspection, while in other cases, it may be part of a more comprehensive package.

Here’s a step-by-step overview of how radon testing fits into the home buying process:

1. Initial Home Inspection: After you’ve chosen a home and signed a purchase agreement, you’ll likely schedule a home inspection. During this inspection, the inspector will evaluate the home’s structural integrity, plumbing, electrical systems, HVAC systems, and more. If you want radon testing, you’ll need to request it in advance as an additional service.
2. Radon Testing: If radon testing is requested, the home inspector will place a testing device in the lowest level of the home, where radon is most likely to accumulate (usually the basement or ground floor). The test is left in place for several days to ensure accuracy.
3. Review Results: After the testing period is complete, the home inspector will provide you with the results. If the radon level is below 4.0 pCi/L, the home is considered safe. However, if the radon level is 4.0 pCi/L or higher, you may need to take action.
4. Negotiate with the Seller: If elevated radon levels are detected, you can use the results as a negotiating tool. The seller may agree to pay for radon mitigation, reduce the price of the home to account for the cost of mitigation, or offer other solutions. Radon mitigation systems typically cost between $800 and $2,500 to install, depending on the home’s size and construction.
5. Radon Mitigation: If the radon levels are high, you may choose to install a radon mitigation system before finalizing the purchase. This system works by venting radon gas from beneath the home to the outside, significantly reducing radon levels indoors. Once the system is installed, the home will need to be retested to ensure the radon levels are within a safe range.

How to Choose a Home Inspector for Radon Testing

When selecting a home inspector, it’s important to choose one who is experienced in radon testing and certified by a reputable organization. The National Radon Proficiency Program (NRPP) and the American Association of Radon Scientists and Technologists (AARST) are two organizations that offer certification for radon professionals. These certifications ensure that the inspector is trained in proper radon testing procedures.

Cost of Radon Testing

The cost of radon testing can vary depending on the location and the type of testing method used. On average, radon testing by a home inspector typically costs between $100 and $250. While this may seem like an added expense, it is a small price to pay for the peace of mind that comes with knowing your home’s radon levels. If elevated radon levels are found, investing in radon mitigation can prevent potential health risks and increase the long-term value of your home.

Radon Testing Is An Essential Step

Radon testing by a home inspector during the home buying process is an essential step in ensuring the health and safety of your future home. Since radon is a colorless, odorless gas that can’t be detected without proper testing, it’s vital to have the property tested if you’re concerned about radon exposure. If elevated levels are found, mitigation systems are available to reduce radon concentrations and protect your family’s health. By including radon testing in your home inspection process, you’re taking an important step in safeguarding your new home.

Ultimately, radon testing is a wise investment in your health and well-being. Make sure to consult with a qualified home inspector and discuss radon testing before finalizing the purchase of your home.

Radon Testing made easy with Home Inspector Owensboro KY. Discover all the services we offer at Home Inspection Services Owensboro KY. And, if you would like to Schedule Your Home Inspection today, visit our website and fill out a contact form! Let us help you make an informed decision about your home purchase. Want to learn more about your home? Check out The Owensboro Home Inspector Blog. We are here to provide exceptional service, ensuring that your new home is safe, sound, and secure.