Should I Buy a House That Tested Positive for Radon?

When considering a home purchase, many factors come into play: budget, lifestyle, location, and safety. Potential health hazards are significant, especially those that might not be immediately visible, like radon. So, if a house you’re interested in tests positive for radon, should you walk away, or is it manageable?

Understanding Radon: What Is It?

Radon is released from soil, rocks, and groundwater as uranium and thorium decay radioactively. While radon gas dissipates quickly outdoors and generally poses minimal risk, it can build up to harmful levels inside homes. The Environmental Protection Agency (EPA) indicates that radon ranks as the second most common cause of lung cancer after smoking. Radon levels vary based on geographical location, but high levels can be found in homes of any age or structure type.

Why Radon Matters When Buying a Home

While the presence of radon doesn’t automatically make a home unsafe, prolonged exposure to high levels increases health risks, particularly lung cancer. Radon gas typically enters through cracks in the foundation, gaps around service pipes, or spaces in construction joints. The gas is colorless, odorless, and tasteless, requiring special testing to detect. The EPA recommends mitigation when indoor radon levels exceed four picocuries per liter (pCi/L), although any level poses some risk.

Testing for Radon

Most home inspections don’t automatically include radon testing, so buyers should request it if concerned. A professional radon test, typically costing less than $200, involves placing a device in the lowest level of the home to measure radon levels over a few days. Additional tests should be considered to confirm the results if radon levels exceed recommended thresholds. Even if the home is within acceptable limits, radon levels can fluctuate seasonally, so periodic testing is advisable.

What to Do if Radon Levels Are High

If tests reveal elevated radon levels, there’s no need to panic. High radon levels are expected in certain regions, and practical ways exist to reduce them. Radon mitigation systems, typically costing $1,000 to $1,500, are designed to vent radon gas safely out of the home. These systems typically include closing off entry points and adding a vent pipe and a fan system that extracts radon from beneath the foundation and expels it above the roofline.

Should I Buy a House with Radon Mitigation?

If the home already has a radon mitigation system, this can be a benefit. An appropriately set up and well-maintained system can lower radon levels to safe limits, giving you confidence in the quality of the air indoors. It’s wise to check the system’s maintenance record and have a professional confirm it’s functioning effectively. If the house doesn’t have a system, it may be possible to negotiate with the seller to install one or cover part of the cost.

How to Negotiate for Radon Mitigation

When a house tests positive for radon, buyers often ask sellers to install a mitigation system or offer a credit toward installation costs. If the contract doesn’t specify who pays, it’s worth asking, as many sellers are willing to negotiate to ensure the sale goes through. Some sellers may agree to install a system before closing, while others might reduce the price or offer a financial credit. Regardless, implementing a radon reduction strategy is crucial for ensuring a safe living space within the home.

Are There Safe Levels of Radon?

According to the EPA, no level of radon exposure is entirely risk-free. However, levels below four pCi/L are generally considered manageable, while levels above this threshold should be mitigated. Consider monitoring radon levels with a continuous radon detector for additional peace of mind. These devices can alert you if levels rise, allowing you to take action before exposure becomes significant.

Future Risks of Radon in a Home

Radon levels can fluctuate even after mitigation due to seasonal changes, soil conditions, and even a home’s foundation shifts. Regularly testing radon levels every two years, especially in high-risk areas, can help homeowners stay informed about changes. By monitoring radon levels, you can quickly address any issues arising from environmental shifts.

How to Stop Radon from Coming into Your Home

Radon prevention involves sealing foundation cracks, gaps around pipes, and other entry points where radon may seep in. Some homeowners install sub-slab ventilation or depressurization systems to divert radon gas before it enters the house. These proactive measures can help maintain safe indoor air quality in a high-radon area.

Key Considerations When Deciding to Buy a Home with Radon

Ultimately, deciding whether to buy a home with high radon levels depends on your comfort with mitigation and ongoing monitoring. Radon mitigation is effective and relatively straightforward, allowing you to live safely in a home that tested positive for radon. As long as mitigation measures are in place and maintained, buying a home with radon is unlikely to pose significant health risks.

Should I Buy a House That Tested Positive for Radon?

Buying a house that tested positive for radon isn’t necessarily a dealbreaker. With proper mitigation, radon levels can be controlled, ensuring the safety of the indoor environment. It’s crucial to consider mitigation costs and maintenance needs when making an offer, but the presence of radon in a home is manageable. The health risks associated with radon are real, yet they can be significantly reduced with proper action. If the home meets your other criteria and you’re comfortable with mitigation, it may still be the right choice for you and your family.