Should You Include Radon Testing In Your Offer?

Saturday, May 11, 2019 Home Buying, Home Selling, Inspections By: Anne Larson

What is Radon?

Radon is an orderless, tasteless, invisible naturally occurring gas that is emitted from the bedrock which causes lung cancer.  There isn’t a safe level of Radon.  Radon is everywhere, inside and outside, all of us ingest it.  Homeowners are increasingly concerned about Radon due to the fact, the air pressure inside your home is lower than the pressure in the soil around the foundation, radon is drawn into the cracks and other openings in your home.  When it comes to Radon and your home, it’s easy to remediate and a simple step to help prevent lung cancer.

picture of home showing radong entering in bedrock, water, cracks in foundation, walls, air


Radon Testing

Your home inspector will typically do your Radon Test a couple of days before your home inspection.    The cost to test for Radon at the time of your home inspection is $100-$150.  The Radon Test must follow these guidelines:

  • The test set in the lowest habitable level of the home.
  • The test must be for a minimum of 48 hours.
  • All doors and windows shall remain closed for the entire duration of the test.
  • Heating/Cooling set between 67-77 degrees.

After the test is complete, your home inspector will pick up the machine and provide you with the results within 24 hours.


Test Results & Remediation

Radon is measured in picocuries per liter, or pCi/L.  Radon test results that are 4.0 pCi/L or higher are considered hazardous and requires remediation; even homes with extremely high radon levels should expect to drop to safe levels.  The EPA estimates the cost of radon remediation at $1,200.  A Radon professional will seal all visible cracks in your basement floor,  foundation, and install a Radon mitigation system.  The Radon mitigation system consists of a PVC pipe, installed in your basement floor, which runs outside your home up past your roof.  The PVC pipe has an in-line fan that draws air through the system to prevent Radon gas from leaching into your living spaces.  After the system is installed, a follow-up test is completed to ensure Radon levels are below 4.0 pCi.L.

Should I Include Radon Testing in the Offer?

That’s up to you.  We believe in working with facts and things we know to be true.  While we would love to trust that every single seller follows the Radon testing instructions, we can’t guarantee that they have and your test is accurate.  Additionally, your Radon level could be low this month and high next month; therefore, if you are genuinely concerned about Radon in your home, why not test when you can control the environment or better yet install the radon system after closing.


Wisconsin Radon Solutions: https://www.wisconsinradonservices.com/