Should I get a radon test

People are always exposed to radon gas at some level. That’s because it comes naturally from the earth. However, if radon builds up in your home, it can be quite dangerous. So, if you’re wondering, “Should I get a radon test with my home inspection,” the answer is yes.

What Is Radon

Radon is a radioactive gas that forms naturally when uranium and other metals break down in rocks and soil. Radon can also be found in water, especially groundwater from private wells. As a result, it’s present in almost all outdoor air.

At low levels, radon exposure isn’t very harmful, but if radon builds up in your home, it can be dangerous. Unfortunately, because you can’t see, taste or smell radon, the only way to measure your precise exposure level is through testing.

How Radon Enters a Home

There are a few different ways that radon can enter your home. Most typically, radon comes up from the soil, so a house with a dirt crawl space will have maximum radon exposure potential.

However, even houses with a tight concrete foundation can have high radon levels. That’s because radon comes up through the slightest gaps, cracks or holes in the foundation. Radon can also enter your home through basement floor drains and sump pump openings.

Building materials such as concrete, brick, granite and marble can also give off radon if they contain radioactive elements like radium and uranium. The amount of radon they give off, though, is quite insignificant.

Health Risks

The reason why radon gas is a concern is because of the harmful effects it can have on people. Here are some statistics from the Environmental Protection Agency (EPA):

It’s worth noting that lung cancer is the only health effect that has been definitively linked with radon exposure. Also, lung cancer usually occurs 5 to 25 years after exposure, not immediately after you breathe it in.

The Importance of Radon Testing

Any home can have elevated levels of radon gas—it doesn’t matter if it is new or old, or if it has a basement or not. The only way to know for sure is to perform a test, preferably by a licensed radon testing specialist.

The best time to test your home for radon is before you buy it, as you don’t want to move into a home with elevated levels of cancer-causing gas. Therefore, you should try to get your radon tested during your home inspection.

Is radon testing a standard part of a home inspection?

While home inspection requirements vary by state, radon testing usually isn’t a standard part of an inspection. That’s because many home inspectors don’t have their radon testing license. If your inspector isn’t a licensed radon specialist, ask them to contract the testing out to a licensed company. While they may charge you an additional fee for the test, it will be money well spent.

What does a typical home inspection cover?

A thorough home inspection is a critical step in purchasing a home, as it ensures that the buyer is fully aware of the home’s condition. In fact, many lenders won’t offer financing on a home without an inspection.

A typical home inspection lasts two to three hours and covers both the exterior and interior of the home. For example, they could find faulty wiring somewhere or an issue with the furnace, and the repair cost could be included in your negotiation.

If possible, try to be present for the inspection so you can ask questions along the way. The inspector should produce a written report after the inspection is complete.

Types of Radon Kits

There are two types of radon tests used for residential testing. Licensed radon technicians usually use an “Active” radon test device. Homeowners typically use a “Passive” self-test kit.

Active Test Device

Licensed radar technicians will install a Continuous Radon Monitor in your home. This type of active test can yield precise results in as little as forty-eight hours. At that time, the technician will return to your home, collect the test results and send them immediately to you.

Passive Test Kit

Self-help or DIY radon test kits can be found online or in home improvement stores. Follow the directions on the packaging for the proper placement of the device and where to send it after the test to find out your radon level. Depending on the design of the home (existence of crawl space, basements, etc.), you might need to use multiple test kits.

Passive tests are less reliable than active tests for a variety of reasons, including improper placement and household activity (windows and doors opening and closing, etc.).

Mitigation and Next Steps

Radon is measured in terms of picocuries per liter, or pCi/l. According to the EPA, if a home tests at 4.0 pCi/l or higher, a radon mitigation system should be installed to fix the problem.

If this occurs during the home inspection process, you should not go through with the purchase of the home. The seller is responsible for paying to have a mitigation system installed. You may never be completely free of radon, but some mitigation systems can reduce radon levels in your home by up to 99 percent.

If the house you already live in has an elevated score, then you’ll need to install the mitigation system yourself. The cost will vary depending on numerous factors, including the size and configuration of your home. Get an estimate from at least two qualified radon mitigation installers.