Why Radon Testing Should Be a Non-Negotiable Part of Your Home Inspection
Buying a house is one of life’s most exciting milestones. From imagining where your couch will go to envisioning future family dinners, the journey is filled with possibilities. But amid the fun of house-hunting, some critical checks often get overlooked—like radon testing. You might not see it, smell it, or taste it, but radon can be a silent danger lurking in any home. And if you're not testing for it, you're taking a gamble with your health.
Let’s break down why radon testing should never be skipped during a home inspection, how it works, and why it’s worth your attention.
What is Radon, and Why Should You Care?
Radon is a naturally occurring gas formed by the breakdown of uranium in soil, rock, and water. It seeps up through the ground and can accumulate in buildings, particularly in basements and lower levels. While it’s present at low levels outdoors (where it disperses harmlessly), radon can become concentrated indoors.
Here’s the kicker: radon is the second leading cause of lung cancer in the United States, after smoking. According to the Environmental Protection Agency (EPA), radon exposure is responsible for approximately 21,000 lung cancer deaths each year. It’s not just a statistic—it’s a real risk.
The Invisible Danger: How Radon Creeps Into Your Home
You might be wondering, “How does radon even get into a house?” It’s surprisingly simple. Radon gas seeps through cracks in the foundation, gaps around pipes, construction joints, or even the water supply. Homes with basements or those built on soil with high uranium content are especially vulnerable, but no house is immune.
And it’s not just older homes. New constructions can have radon issues too, particularly if they’re built without proper radon-resistant features. This means that whether you're eyeing a charming century-old farmhouse or a sleek new build, radon testing is essential.
What Happens During Radon Testing?
Radon testing might sound complicated, but it’s actually straightforward. It’s a process designed to measure radon levels over a specific period of time, giving you a clear picture of whether your home is at risk.
Short-Term Testing: This involves placing a radon detector in the lowest livable area of the home (like the basement) for 2-7 days. These tests are quick, cost-effective, and widely used during home inspections.
Long-Term Testing: For a more comprehensive analysis, long-term tests measure radon levels over 90 days or more. This accounts for seasonal variations and provides a more accurate average.
Continuous Monitoring: High-tech devices continuously measure radon levels and provide real-time data. While less common for standard home inspections, they’re an excellent option for ongoing monitoring.
Most inspectors use short-term tests during the home-buying process, as they provide quick results that can influence your decision-making.
What’s a Safe Radon Level?
Here’s a number to remember: 4 picocuries per liter (pCi/L). The EPA recommends taking action if radon levels in a home reach or exceed this threshold. However, even lower levels can pose a risk over time, so it's worth addressing radon even if it’s below this benchmark.
Why Skipping Radon Testing Could Be a Costly Mistake
You might be tempted to skip radon testing, especially if the house already has a glowing inspection report. But here’s the thing—radon is an invisible threat. You won’t know it’s there unless you test for it.
Here’s why ignoring radon testing is a gamble you don’t want to take:
Health Risks: The link between radon exposure and lung cancer is undeniable. Without testing, you’re putting yourself and your family at unnecessary risk.
Hidden Costs: If radon is discovered after you move in, mitigation systems can cost $800 to $2,500 or more. Testing during the inspection period gives you the chance to negotiate these costs with the seller.
Resale Challenges: If you skip testing now, future buyers might insist on it—and discovering a radon problem later could complicate your ability to sell the home.
Mitigation: What Happens If Radon Levels Are High?
If your test results show high radon levels, don’t panic. Radon mitigation systems are effective and relatively straightforward to install. Here’s how they work:
Sub-Slab Depressurization: This is the most common method. A pipe and fan system is installed to draw radon from beneath the foundation and vent it safely outside.
Sealing Cracks and Openings: While not a standalone solution, sealing entry points can help reduce radon levels in combination with other mitigation efforts.
Pressurization Systems: In some cases, systems are installed to prevent radon from entering by creating positive air pressure inside the home.
The good news? Once installed, these systems can significantly reduce radon levels, giving you peace of mind and a safer home.
Who Should Test for Radon?
While some general home inspectors offer radon testing, hiring a certified radon professional ensures accurate results. Look for professionals certified by the National Radon Proficiency Program (NRPP) or the National Radon Safety Board (NRSB). These experts have the tools and training to conduct reliable tests and provide actionable recommendations.
A Small Investment for Long-Term Safety
Radon testing isn’t expensive—it typically costs between $100 and $200 for a standard inspection. Compared to the potential health risks and costs of mitigation, it’s a small price to pay for peace of mind. And let’s be honest, can you really put a price on your family’s safety?
How to Keep Radon Levels Low in Your Home
Even if your home tests safe now, radon levels can change over time due to shifting soil, weather patterns, or renovations. Here are a few tips to keep your home radon-free:
Test Regularly: The EPA recommends testing your home every two years or after significant changes, like installing new windows or finishing the basement.
Maintain Your Mitigation System: If you have a radon mitigation system, check it regularly to ensure it’s functioning properly.
Improve Ventilation: Good airflow can help reduce radon levels, especially in basements or crawl spaces.
Wrapping Up: Don’t Overlook Radon Testing
Radon testing might not be the most glamorous part of buying a home, but it’s one of the most important. By testing for radon during the inspection process, you’re not just protecting your investment—you’re protecting your health.
So, as you weigh the pros and cons of your dream home, don’t forget about the invisible dangers. Radon may not come with warning signs, but with a simple test, you can ensure your new home is as safe and welcoming as it looks. After all, a house isn’t truly a home unless it’s a healthy one.
Created by Brian Johnson, Founder & Lead Inspector at All Time Inspections
