Before you buy a home, there are many factors to consider. One that does not always get the attention it needs is the level of radon present in the house. Though it is rarely included in a home inspection, Laura found out firsthand how important it can be to ask for a radon test before you are in escrow. “Even though I work for the American Lung Association and know what a hazard radon can be, I didn’t really think about it until our realtor asked if we wanted to have the house tested,” she said.
Laura was surprised to learn that many people in her region were asking for the test because South Dakota, where she was buying, is known for high levels of radon. However, more research alerted her to the fact that high radon levels have been found in every state and even vary house to house, so she decided a radon test was necessary. It was a good thing she did because, to her surprise, the test came back with a reading of 17 pCi/L, way above the suggested 4 pCi/L limit. In fact, any presence of radon is considered dangerous, so the EPA strongly advises homeowners with radon levels between 2 and 4.0 pCi/L to act. “Our realtor didn’t really understand the severity because she believed it would just stay in the basement. But I knew from the work I have done with the Lung Association that was not true at all. This was a serious health problem that needed to be resolved, or we were going to walk,” Laura said.
The dangers of radon gas should not be ignored. Exposure to radon gas the second leading cause of lung cancer, resulting in an estimated 21,00 deaths annually in the U.S. But this deadly gas is colorless, tasteless and odorless, so it is impossible to detect unless you test for it. For Laura, a short-term DIY test, which only takes 2-7 days, was effective enough to detect the problem. For others, a long-term test done over a few months may give a more accurate reading.
Luckily, even with such high levels of radon present, the fix was easy. The homeowners installed a radon mitigation system, which works continuously to draw the radon from beneath the house up through a pipe and expels it outdoors. They also installed a digital radon detector to alert the homeowner to any level changes. This quickly and effectively fixed the problem. “It only took a day to install and a few days to make sure it was working, and now we are back on track for the purchase,” Laura said.
But the experience got Laura thinking about the lack of understanding many realtors and home buyers have about radon. Because real estate sales happen quickly, there is often little time to address radon issues. That is why the EPA offers many resources to assist buyers and sellers in their regulation of radon so that it does not impede a sale.
Approaching a Sale, with Radon in Mind
If you are buying a home, asking if the home has been tested for radon recently and whether there were elevated levels should be top of your list. If tests haven’t been performed recently (radon levels should be checked at least every 2-5 years), or if levels were above suggested, just like Laura, you should ask for a fix on the seller’s dime. Many buyers may feel more comfortable having someone who is not involved in the home sale performing the test. Visit the EPA website to find a state radon office that can help you identify a licensed radon measurement professional.
Many newly built homes are constructed with radon prevention in mind. Some states and local areas may require radon-resistant new construction. Such features include sealing and caulking foundation openings, installing a vent pipe, adding a gas-permeable layer to allow gas to move freely below the house and plastic sheeting to seal the gas in that area. Though the EPA recommends building all new homes with radon-resistant features, it is particularly important in high radon potential (Zone 1) areas, like South Dakota. However, even if built radon-resistant, every new home should be tested for radon after occupancy.
“Regardless of where you are, you should always get your home tested. But it is up to you to ask for it many times because many people don’t understand the dangers of radon. It is something we all should learn more about,” Laura concluded.
Blog last updated: January 7, 2025
