Why Radon Testing During a Home Inspection Can Save You Thousands

We learned an expensive lesson with our first home, so when it came time to buy our new house we paid a few hundred dollars for professional radon testing as part of the inspection. We hired a local testing company that focuses only on measurement (not remediation), which gave us confidence that the results would be unbiased. The multi-day test revealed radon levels above 4 pCi/L — the EPA action level — which meant professional radon mitigation was required.

Because we tested during the inspection period, the sellers agreed to take care of the mitigation before closing. That saved us roughly two thousand dollars in remediation costs and spared us the stress of arranging the work ourselves. The testing company returned after the mitigation to verify the results, and the follow-up readings came back very low. That kind of outcome is exactly why radon testing at inspection is such a smart investment.

Looking back, our first experience with radon was the hard way to learn. We skipped professional testing during that inspection and instead used an inexpensive do-it-yourself kit after we moved in. The results were alarming: dangerously high radon concentrations, equivalent to the health risk of smoking multiple packs of cigarettes a day. We had to pay out of pocket for a mitigation system that vents radon from beneath the house through a fan and pipe to the roof. The system is somewhat elaborate when installed in a crawl space, but it works — and it was an expensive reminder that radon testing should never be an afterthought.

From that experience we now treat radon testing as part of any smart home-buying checklist. In our most recent house the remediation brought levels down to about 0.5 pCi/L — exceptionally low and even below typical outdoor levels. If you live in Virginia or other regions known for elevated radon concentrations, testing should be a priority. Check the EPA radon potential map for a general sense of risk in your county, and if you’re in or near a designated “high potential” zone, consider a professional multi-day test as part of your inspection.

Even if the inspection period has already passed, it’s worth testing. Home improvement stores sell charcoal test kits and other basic radon tests, and continuous radon monitors are available for more accurate, long-term measurement. If a test shows readings at or above the EPA action level of 4 pCi/L, hire a qualified radon mitigation contractor to design and install a system. Proper mitigation typically involves sealing entry points and installing a venting system with a fan to reduce indoor radon to safe levels.

Radon is a naturally occurring radioactive gas that can seep into homes through foundation cracks, crawlspaces, and soil beneath the house. It’s odorless and invisible, which is why testing is essential. Low-cost test kits are a good first step, but professional testing during a home inspection is the most reliable way to ensure results that sellers and buyers can act upon.

If you’re buying a home or have lived in your current house for a while, make radon testing part of your health and safety plan. It’s a relatively small expense up front that can prevent major costs and serious health risks later on.

Have you dealt with radon in a home? Share your experience — the more we talk about testing and mitigation, the better prepared everyone will be.

Map image courtesy of the EPA.

We also shared a nursery update on another blog — a fun diversion from house projects.