Millennial Home Buying: 7 Steps to Investigate Radon Issues During the Home Buying Process
- David Knorr
- Oct 15, 2023
- 5 min read
Updated: Feb 23
Beneath the surface of your potential dream home, can lurk hidden environmental hazards that will impact not only the health and safety of your inhabitants but also your investment’s long-term viability.
Today, we provide you a step-by-step process to address a quiet killer: Radon Gas.
What: Radon is a naturally occurring, odorless, and invisible radioactive gas known to be a leading cause of lung cancer.
Where: Radon is notably prevalent in regions like the Northeastern and Midwestern United States, where uranium deposits in the soil can be higher.
How to check for potential radon issues:
The U.S. Environmental Protection Agency (EPA) recommends that all homes be tested for radon, regardless of geographic location or zone designation. We know that time and cost is a concerns so we've provided you a 7-step guide to investigate potential radon issues with your prospective home during the due diligence period.
Step 1: Ask the Seller for Past Test Results
Ask the current homeowners if they've ever tested for radon and request the results. If they have a mitigation system in place, inquire about its maintenance and performance.
Step 2: Find your Radon Risk
Find which radon zone your property resides in using this free EPA Radon Zone interactive map.
The map shows counties with high (red), medium (orange), and low (yellow) expected radon exposure based on soil types with higher known radon susceptibility.
EPA's Radon Zone Interactive Map (https://gispub.epa.gov/radon)
Zone 1 (red): These are areas with the highest potential for elevated radon levels (predicted average indoor radon screening level greater than 4 pCi/L). If your home is in Zone 1, it's especially important to test for radon.
Zone 2 (orange): These areas have a moderate potential for elevated radon levels (predicted average indoor radon screening level between 2 and 4 pCi/L).
Zone 3 (yellow): These areas have the lowest potential for elevated radon levels (predicted average indoor radon screening level less than 2 pCi/L).
Step 3: Consider the Home Features that Influence Radon Exposure
Certain types of homes may be more or less susceptible to Radon issues. If your home or potential home match any of these characteristics then it is more likely that you should further investigate radon testing and mitigation.
Homes with Basements: Homes with basements have a higher potential for radon entry, especially if the basement will be frequently used as a living space.
Tightly Sealed and Energy-efficient Homes: Homes with less natural ventilation can allow radon to accumulate if it enters the structure.
Older Homes with Cracks and Openings: Cracks in the foundation, walls, and floors over time can provide pathways for radon to seep in.
Step 4: Hire a Professional or DIY
Do-it-yourself (DIY): If you opt for a DIY approach, purchase a radon test kit from a hardware store or online.
DIY Radon test kits can be purchased for under $10 (+$40 lab fee) at Home Depot.
Follow the kit's instructions meticulously. Typically, the test kit will need to be placed in the lowest livable area of the home (like a basement) for a set period.
Results from these DIY tests are available within 5 days so consider purchasing at the start of due diligence to allow for enough time to get the results back!
Professional testing: Ask your real estate agent, friends, and/or family if they can recommend a qualified radon testing company.
Ensure the radon inspector is certified by recognized national or state radon programs.
Google ratings and reviews and don't be afraid to shop around and get multiple quotes from different companies.
Professional radon inspectors typically cost between $300 and $1,000 and will typically conduct the test over a 24 to 72 hour window where the house should be vacant to avoid skewed results.
Professional tests are typically more accurate and you’ll get results back faster if you have a short due diligence window.
Step 5: Interpret the Results
If the radon level is 4 pCi/L or higher, the EPA recommends taking action to reduce it. Consider retesting if the result is close to 4 pCi/L to confirm the readings.
Step 6: Negotiate with the Seller
If high levels of radon are detected, discuss with the seller the possibility of installing a radon mitigation system or reducing the purchase price to cover the cost of mitigation.
Remember that you have the right to negotiate during due diligence period based on the results of your home investigation.
Step 7: Document Everything
Keep records of all test results, mitigation system installations, and any other related documentation. This can be useful for future reference or if you decide to sell the home later.
Conclusion
Buying a home is a stressful process.
Ensuring that your new home is safe and livable is a paramount aspect of the due diligence period in the home buying process.
Here at BuyWise Home, our mission is to empower your purchasing decisions with comprehensive home information, ensuring every step you take towards home ownership is confident and informed.
We hope you consider the BuyWise Home and Neighborhood Due Diligence report to streamline the due diligence process for you.
This comprehensive report includes a radon risk assessment as well as several other aspects of necessary home research including:
Other environmental risk assessments (flood, hurricane, wildfire, tornado, and other climate change hazards)
Human Health Hazards (cancer index, air quality index, lead paint index, nearby hazardous sites)
Crime (sex offenders, local crime hotspots, violent crime incidents)
Internet Speed
Access to shopping/groceries
Access to entertainment, gyms, coffee shops, nail salons and other lifestyle amenities
Home owner association reviews
School/daycare system access and quality
Property maps and images
Historical property record search (tax, deed, and liens)
Happy home buying!
BuyWise Home
Additional Radon Resources
EPA Home Buyer's and Seller's Guide to Radon (2015)
EPA Radon and Real Estate Resources
Michigan Department of Environment, Great Lakes, and Energy
Waiver of Liability:
The information provided in this blog post is for general informational purposes only and is not intended as professional or expert advice. The author and publisher of this post make no representations or warranties of any kind, express or implied, about the completeness, accuracy, reliability, or suitability of the information provided. Any reliance you place on such information is strictly at your own risk. Neither the author nor the publisher shall be held liable or responsible for any errors or omissions, or for any damage or loss from the use of this information. Always consult with a qualified professional before making any decisions related to radon or any other home inspection matters.
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