Radon is a naturally occurring, colorless, and odorless radioactive gas that can seep into homes through cracks in the foundation and other openings. It forms from the decay of uranium in soil and rock and can accumulate to dangerous levels inside a home. According to the Environmental Protection Agency (EPA), radon exposure is the second leading cause of lung cancer in the United States, responsible for approximately 21,000 deaths each year. Despite its invisibility, radon poses a serious health risk, making testing an essential step in any real estate transaction.
The Role of Radon Testing in Property Sales
For homebuyers, radon testing provides critical information that can influence their purchasing decision. If elevated radon levels are found, buyers have the opportunity to negotiate with the seller to address the issue. This may involve requesting a price reduction to account for future mitigation costs or asking the seller to install a mitigation system before closing. Having this knowledge before finalizing the purchase allows buyers to make an informed decision about their investment and long-term health.
For sellers, proactively testing for radon and addressing any necessary mitigation can make a home more marketable. Many buyers are increasingly aware of radon risks and prefer homes that have been tested or already have mitigation systems in place. Additionally, some states require sellers to disclose known radon levels during real estate transactions, and failing to do so can lead to legal complications. Conducting a radon test in advance ensures compliance with any local regulations and prevents last-minute delays in closing.
How Radon Testing Works
Radon testing is a straightforward process that can be completed using either short-term or long-term methods.
- Short-Term Testing: These tests are placed in the home for a period ranging from 2 to 90 days, depending on the device used. They provide a quick snapshot of radon levels and are commonly used during real estate transactions to deliver timely results.
- Long-Term Testing: These tests remain in the home for over 90 days, providing a more accurate year-round average of radon exposure. While they are more precise, they may not always be practical for real estate negotiations due to the extended time frame required.
Once testing is complete, the results indicate the home’s radon levels in picocuries per liter (pCi/L). The EPA has established 4 pCi/L as the action level at which mitigation is strongly recommended. However, even levels below this threshold can pose some health risks, and reducing radon levels as much as possible is ideal.
Radon Mitigation and Its Benefits
If a radon test reveals elevated levels, mitigation is necessary to reduce the risk of exposure. The most common mitigation method is sub-slab depressurization, which involves installing a venting system with a fan to redirect radon from beneath the home to the outside. This system prevents radon from accumulating indoors and can effectively lower radon concentrations.
In addition to improving indoor air quality and reducing health risks, radon mitigation adds value to a home. A properly installed mitigation system demonstrates to potential buyers that the home is safe and well-maintained. Addressing radon concerns before listing a property can also prevent unexpected issues that might arise during buyer-initiated testing, which could otherwise slow down or jeopardize the sale.
Why Real Estate Agents Should Advocate for Radon Testing
Radon testing is more than just a precautionary measure; it is an important part of responsible homeownership and real estate transactions. For agents, recommending radon testing demonstrates a commitment to their clients’ well-being and helps build trust. Ensuring that a home is safe from radon not only protects buyers but also prevents sellers from facing potential renegotiations or delays.
Encouraging clients to test for radon early in the transaction process can streamline negotiations and enhance a home’s marketability. By taking a proactive approach, agents can help buyers and sellers navigate the real estate process with confidence, ensuring a safer and smoother transaction for all parties involved.
