What to Expect During a Radon Inspection

5 Things Every Homebuyer Should Know About Radon Testing

When buying a home, it's easy to focus on the things you can see: the kitchen, flooring, bathrooms, roof, and overall condition of the property. But some potential concerns cannot be detected during a regular walkthrough.

One of them is radon.

Radon is a naturally occurring radioactive gas that comes from the breakdown of uranium in soil and rock. It can enter a home through cracks in the foundation, openings around pipes, crawl spaces, and other gaps. Because it has no color, smell, or taste, you cannot tell whether a home has elevated radon levels just by looking around.

That's why radon testing can be an important part of the homebuying process. It helps buyers understand whether a property has elevated indoor radon levels and whether additional steps may be needed.

Here are five things every homebuyer should know about radon inspections.

1. Understand What Radon Is and Why It Matters

Radon is a naturally occurring radioactive gas that can move from the ground into buildings. It can accumulate indoors, especially in lower-level areas and spaces close to the ground.

Why should buyers pay attention to it?

Long-term exposure to elevated radon levels increases the risk of lung cancer. In fact, radon is recognized as a leading cause of lung cancer among people who do not smoke.

The important thing to remember is that radon is not something you can identify through sight, smell, or taste. A home can look perfectly maintained and still have elevated radon levels.

The only way to know the radon level inside a home is to test it.

2. Know How a Radon Test Is Performed

Radon testing is generally straightforward. A qualified radon measurement professional or trained tester places a testing device in an appropriate area of the home to measure radon concentrations.

Depending on the testing method, equipment may include:

• Continuous radon monitors: Electronic devices that measure and record radon levels over time.

• Passive testing devices: Specialized detectors or collection devices that measure radon during a specified testing period.

For a reliable short-term test, the testing area generally needs to remain under closed-house conditions. This means keeping windows and exterior doors closed except for normal entry and exit, following the specific instructions provided by the testing professional.

Buyers should avoid moving, covering, or interfering with testing equipment while the test is underway.

3. Understand How Long Testing Takes

Not all radon tests take the same amount of time.

There are two common testing periods:

• Short-term testing: Lasts from 2 to 90 days, depending on the testing device and method. These tests are commonly used when buyers need results within a real estate transaction timeline.

• Long-term testing: Lasts longer than 90 days and provides a better picture of average radon exposure over time.

Short-term testing is often the practical choice during a home purchase because it can provide results within a shorter period.

However, radon levels can fluctuate depending on weather, ventilation, soil conditions, and other factors. A single test represents the conditions during that testing period, not necessarily the home's radon level throughout the entire year.

4. Learn How to Understand the Radon Test Results

Once testing is complete, the results will show the measured radon concentration, usually expressed in picocuries per liter (pCi/L).

According to the U.S. Environmental Protection Agency (EPA):

• Below 2.0 pCi/L: Lower than the EPA action level, although no radon level is considered completely risk-free.

• 2.0 to 3.9 pCi/L: The EPA recommends considering a follow-up test or additional evaluation.

• 4.0 pCi/L or higher: The EPA recommends taking steps to reduce radon levels.

It's important not to treat the 4.0 pCi/L guideline as a line between safe and unsafe. Radon risk increases with exposure, and reducing elevated levels is a way to help protect the people living in the home.

If the result is elevated, discuss the findings with a qualified radon professional and determine whether additional testing or mitigation is appropriate.

5. Know What Happens If Elevated Radon Levels Are Found

Discovering elevated radon levels does not automatically mean you should walk away from a property.

In many cases, radon levels can be reduced through a professionally installed radon mitigation system.

One common method is active soil depressurization, which uses a vent pipe and fan to draw radon from beneath the home's foundation and release it safely outside, away from windows and openings.

Depending on the property, a mitigation professional may recommend other measures or system adjustments.

If elevated levels are identified during your home purchase, consider these steps:

1. Review the test results carefully.

2. Ask a qualified radon professional to explain the findings.

3. Discuss mitigation options and estimated costs.

4. Determine whether additional testing is recommended.

5. Talk with your real estate agent about your contractual options and any applicable deadlines.

Addressing the concern before closing gives you a clearer understanding of the property and helps you make an informed decision.

A Radon Test Can Give Buyers Greater Peace of Mind

A home may look beautiful, well-maintained, and move-in ready, but that doesn't tell you everything about its indoor air quality.

Radon testing provides valuable information that buyers may not otherwise have. If elevated levels are discovered, there are proven ways to reduce them. The important thing is to identify the concern, understand the results, and take appropriate action.

Whether you're purchasing a home in Pinehurst, Southern Pines, Aberdeen, or elsewhere in Moore County, it's worth knowing whether radon testing has been completed and whether the results are available.

MY TAKEAWAY

You can't see radon, but you can test for it.

Don't assume a home is free of radon simply because it looks clean or has no visible problems. Testing gives you information that can help you make a more informed buying decision.

If elevated levels are found, don't panic. Ask questions, consult qualified professionals, and understand your options before moving forward.

When it comes to buying a home, knowing what's happening beyond what you can see is part of protecting your investment.