Buying a house with radon

Yes, if the house has no recent, reliable result. EPA and the Surgeon General recommend testing all homes below the third floor, and EPA's guide for buyers says that if the home has not yet been tested, you should have it tested. Radon cannot be seen, smelled or tasted, so the house gives no clue on a walk-through.

Why the area's radon data is not enough

The radon map and county reports are useful for context. They show what is predicted for an area. They are not a reading of the house you are buying. You cannot predict radon levels based on state, local and neighborhood measurements, and results taken in other homes in the neighborhood are no guide. Homes next to each other can have different indoor radon levels.

Which level of the house to test

Test the lowest level of the home that could be used regularly, finished or unfinished, because a buyer may choose to live in a lower area than the seller used. If you plan to turn the basement into a family room, a test on the first floor does not answer your question.

Start by asking. EPA tells buyers to ask the seller for their radon test results, and, if the home has a radon-reduction system, for any information the seller has about the system. You may then accept the seller's earlier result or ask for a new test by a qualified radon tester.

When to ask for a new test

EPA lists the cases where a buyer may ask for a new test: the checklist items were not met, the last test is not recent (EPA's example is within two years), the home was renovated or altered since, or you plan to use a lower level than was tested. If you decide a new test is needed, discuss it with the seller as soon as possible.

When the home has not been tested, EPA suggests putting the test in the purchase contract. EPA's guide does not use the word contingency, but its list is what a radon clause settles.

Radon contingency

The part of a purchase contract that covers the radon test and what happens after it. EPA's guide lists what it can specify: where, who, what type, when, how results and costs are shared, and when any mitigation happens and who pays.

1. 1

   Name the location

   The lowest level of the home you will use as living space, whether it is finished or unfinished.

2. 2

   Name who runs the test

   A qualified radon tester. Your state radon office can give you its approved list of testing companies.

3. 3

   Name the type of test

   One of EPA's three short-term options for a sale, set out in the radon inspection guide.

4. 4

   Set the timing

   Get the test done as soon as possible. Results take a few days or weeks, and you can ask the lab about expedited service.

5. 5

   Agree how results and costs are shared

   EPA lists how the seller and the buyer will share the test results and test costs, if necessary.

6. 6

   Agree what happens if the level is high

   EPA lists when radon mitigation measures will be taken, and who will pay for them.

The radon test protocol for a real estate transaction

EPA's buyer and seller guide was written for the time-sensitive nature of home sales and the potential for device interference. It accepts three short-term options: two passive tests at the same time, two passive tests one after the other, or a continuous monitor, each for at least 48 hours. It also says any real estate test for radon should include steps to prevent or detect interference. The test itself is covered in the radon inspection guide.

Radon for real estate agents and buyers: the paperwork to keep

• The signed radon clause, with the six points above answered.
• The test report, including start and stop times, the test location and, if available, the tester's ID number, which should be noted in the report.
• Any non-interference agreement signed by the seller or occupant.
• For a house with a system: the seller's system information, warranties and any post-mitigation result.

A sale test gives you an average: of two passive tests, or of a continuous monitor's readings. EPA recommends fixing a home when the radon level is 4 pCi/L or higher. Put your number into the radon result interpreter to see where it falls.

Radon found before closing

If elevated levels are found during the real estate transaction, the buyer and seller should discuss the timing and costs of radon reduction. The contract clause is where that discussion lands. EPA does not say who should pay; it says the contract should.

Results close to 4 pCi/L

Short-term results near 4 pCi/L are the least certain. EPA's example: if the average of two short-term tests is 4.1 pCi/L, there is about a 50 percent chance that the year-round average is somewhat below, or above, 4 pCi/L. If time permits, a long-term test of more than 90 days can confirm a short-term result. Real estate sales happen quickly, though, often leaving little time.

A high result is a problem with a fix. There are ways to fix a radon problem, and even very high levels can be reduced to acceptable levels. As for the claim that a home with radon problems is hard to sell: where radon problems have been fixed, home sales have not been blocked.

Buying a home with a radon problem: the fix

• In most cases a system with a vent pipe and fan is used, and these sub-slab depressurization systems do not require major changes to the home.
• Sealing cracks is part of most approaches, but EPA does not recommend sealing alone.
• In an existing home, the cost to install a system is about the same as for other common home repairs. Get an estimate from one or more qualified mitigators.
• A system has running costs too, as any household appliance does.

The practical questions are about the deal: whether the closing date leaves room for a fix, whether you and the seller can agree terms, and whether you trust the result. See how mitigation cost works and should I buy a house with radon.

Read this figure as textHide the text version

1. 1Soil gas drawn from beneath the slab
2. 2Suction point through the slab
3. 3Vent pipe
4. 4Fan, outside the living space
5. 5Discharge above the roofline

A system already in place is a head start, not a guarantee. EPA tells buyers to ask the seller for any information they have about it, and the Consumer's Guide to Radon Reduction tells sellers to supply information about the system's operation and maintenance. Then test with the system running.

What to check before closing

• The fan runs. EPA's checklist says that if the house has an active system, make sure the vent fan is operating properly, and have it repaired before testing if it is not.
• The warning device works. EPA's Consumer's Guide says a warning device must be installed to alert you if an active system stops working properly.
• The system is labeled. The same guide says radon reduction systems must be clearly labeled.
• The paperwork transfers. The contract for the work should state whether any warranties or guarantees are transferable if the home is sold.
• A recent result exists. A test with the system operating for the whole test period tells you what the system is doing now.

Radon reduction systems need occasional maintenance, like a furnace or chimney. More in should I buy a home with a radon mitigation system and radon remediation systems.

A sale test happens in a house the seller still controls, so EPA builds interference into its guidance. It says there is a potential for test interference in real estate transactions, and that disturbing or interfering with the test device, or with closed-house conditions, may invalidate the test results and is illegal in some states. Rules on this vary by state, so ask your state radon program.

Home buyers and sellers should consult a qualified radon test provider about the use of these precautions. Some technically advanced active devices offer anti-interference features; although these tests may cost more, they may ensure a more reliable result. Closed-house conditions mean keeping all windows closed, keeping doors closed except for normal entry and exit, and not operating fans or other machines which bring in air from outside.

Many states require radon professionals to be licensed, certified, or registered, and most states can provide a list of knowledgeable radon service providers. In states that don't regulate radon services, ask the contractor if they hold a professional proficiency or certification credential; such programs usually provide members with a photo-ID card, which indicates their qualification and its expiration date. Requirements vary by state; Radon411's radon professionals directory lists providers by state, in an order no one pays for.

No federal rule requires a radon test to buy a house. HUD's reference guide for FHA appraisals said that HUD does not require radon testing of homes that are being insured under the FHA mortgage insurance program. Lender and loan rules change, so ask your lender for its current requirements, and ask your state radon program whether state rules apply, because disclosure and testing rules vary by state.

Closing is not the last test. There are set moments to test again, and several of them arrive in a new owner's first years.

Radon test after closing: the well water question

If your air test is high and the water comes from a private well, have the water tested too. Radon from soil is usually the much larger risk, and testing water uses different devices. See radon in well water.