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Uncover the Hidden Threat: Why Every Home Buyer Should Prioritize Radon Testing in Real Estate Transactions


Many home buyers overlook radon during their property search, but it deserves attention. Buyers often focus on aesthetics, neighborhood safety, and financial considerations when searching for a new home. Yet, a silent danger lurks beneath many homes: radon gas. This naturally occurring radioactive gas poses serious health risks. Radon is the second leading cause of lung cancer in nonsmokers (Source: EPA), and it is prevalent in Colorado (Source: EPA). Therefore, radon testing is not just a suggestion; it’s an essential step in the home-buying process. Testing is the only way to know if a home has an elevated radon level.

It is important to note that mitigation techniques can typically reduce high radon levels to below the EPA’s action level.


In this post, we will discuss why potential buyers should prioritize testing for radon. Being proactive can lead to better health outcomes and peace of mind for you and your family.


Understanding Radon: The Invisible Intruder

Cutaway diagram of a house showing some of the ways radon can enter
Radon enters through: 1. cracks in otherwise solid floors, 2. gaps in suspended floors, 3. cracks in walls, 4. cavities inside walls, 5. gaps around service pipes, 6. construction joints, and 7. the water supply. InterNACHI provided the image above and the text directly below it. I am an InterNACHI member and have permission to use this image.

Radon gas is a byproduct of the natural breakdown of uranium in soil, rock, and water. It is colorless, tasteless, and odorless, so it can only be detected through proper testing. Radon can seep into homes through cracks in floors, walls, and construction joints, as well as gaps around pipes. According to the EPA, radon levels vary greatly even among neighboring houses, highlighting the necessity for thorough testing in every real estate transaction.


The EPA recommends taking action if the radon level meets or exceeds 4 picoCuries/Liter (pCi/L). If the level is between 2 and 4 pCi/L, the EPA recommends people consider fixing the home.


The Health Risks of Radon Exposure


Exposure to high radon levels over extended periods significantly increases the risk of lung cancer. The EPA classifies radon as the second-leading cause of lung cancer in the United States, second only to smoking.


If radon gas is inhaled, radioactive particles can become trapped in the lungs, causing cell damage that can eventually lead to cancer. Roughly 21,000 lung cancer deaths each year in the U.S. are attributed to radon exposure. This includes about 2,900 people who never smoked (Source: EPA).


The Importance of Home Radon Testing


Given the severe risks associated with radon, it is crucial for home buyers to prioritize radon testing during the buying process. Confirming the radon levels in any potential home can provide valuable information.


  • Informed Decision-Making: Knowing if a home has high radon levels allows you to make decisions that can protect your health and finances. If elevated levels are detected, you can request repairs or possibly money towards repairs.


  • Health Protection: Identifying radon presence before moving in allows you to take necessary steps for mitigation, ensuring a safer home environment for you and your family. For instance, families with young children may be particularly vulnerable and should take extra precautions.



How to Conduct Radon Testing


Radon testing can be performed through professional services or using do-it-yourself kits. Both methods are straightforward but require careful attention to ensure reliable results.


Professional Radon Testing


Hiring a certified radon professional ensures accurate results. In Colorado, radon testers must be licensed by the state. These experts have the training and equipment to effectively measure radon levels over a set period, typically 48 hours.


This professional approach often offers a more comprehensive understanding of seasonal radon fluctuations, which can vary dramatically during different times of the year. For example, homes may show higher radon levels in winter due to less ventilation and the stack effect (The stack effect can be summarized as hot air inside the home rising and pulling in air from outside and from the soil under the house).


DIY Testing Kits


Radon testing kits are available at home improvement stores or online for those who prefer a DIY approach. A typical kit includes a sampling device you place in your home for a specified duration before sending it to a lab for evaluation.


While DIY kits can be effective, they might yield less reliable measurements than professional assessments. For accurate results, following the instructions closely and ensuring correct placement is vital.


Another consideration is the amount of time a DIY test takes. Many test kits require 48 hours in the home, and then the kit needs to be sent out for analysis. Generally, this takes longer than is allowed in a real estate transaction. Home buyers frequently hire a professional to test for radon due to the time constraints present.


Mitigating Radon Risks


If testing reveals high radon levels, mitigation systems can be installed to reduce radon gas concentrations. Common methods include:


  • Active Soil Depressurization: This system uses a fan to draw radon-laden air from under the house and vent it outside.


  • Sealing Cracks: Professionals may seal cracks and openings in the foundation to help prevent radon from entering the home. However, this may not always be an effective way to lower radon levels.


  • Improved Ventilation: Enhancing airflow in the home can also help reduce radon levels.


Installing mitigation systems can significantly improve indoor air quality and protect residents’ health.



Final Thoughts


In today’s competitive real estate market, home buyers often overlook hidden health threats that can impact their well-being. Radon is one such risk that should not be ignored. By prioritizing radon testing during your home search, you empower yourself with the necessary information to make wise decisions about your potential home.


Testing provides peace of mind and protects against serious health risks. Whether you choose professional testing or a DIY kit, being proactive about verifying radon levels is essential. Your health and that of your family depend on it.


Being informed about radon risks shows a commitment to creating a safe and healthy home for you and your loved ones. Make radon testing a priority in your home-buying journey.

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