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Buying and selling4 min read

Is it hard to sell a house with radon?

By Radon411 Editorial TeamUpdated How we research

Short answer

Radon need not block a sale: where radon problems have been fixed, home sales have not been blocked or frustrated. The hard part is time, so test before you list, fix a high result while you can choose the schedule, and keep the records a buyer will ask for.

Next step: see how a radon test fits a home sale. Testing for a home sale

Real estate sales happen quickly, and there is often little time to deal with radon. Testing before you put the home on the market, and saving the results, gives you time; it is better to correct a radon problem before listing because you have more time to address it.

If a fix is needed, in most cases a vent pipe and fan system is used, and in an existing home it costs about the same as other common home repairs. Test again within 30 days of installation and keep the result.

Buyers often ask whether a home has been tested and whether elevated levels were reduced. A buyer may still ask for a new test if yours is not recent, for example within two years, if the home changed since, or if your state or local government requires disclosure of radon information.

What to do next: test the lowest level a buyer could use before you list. If the result is elevated, get quotes from certified professionals and test again once the system is running.

Radon complicates a sale, but rarely stops one

Where radon problems have been fixed, home sales have not been blocked or frustrated. What makes radon hard in a sale is timing: real estate sales happen quickly, and there is often little time to deal with radon and other issues. More and more, buyers ask about radon levels before they buy.

Where a seller can stand on radon
Your situationWhat a buyer sees
Tested, low, with recordsA clear, current answer
Tested high, fixed, retestedA problem already solved; the added protection is sometimes a selling point
Never testedAn open question the buyer's inspection will raise
Tested high, not fixedA cost to negotiate against a deadline

Test before you list

Test your home before putting it on the market, and save the results in case a buyer is interested. Test in the lowest level that could be used regularly, since a buyer may choose to live in a lower area of the home than you do. Buyers frequently want tests made by someone not involved in the sale, so an independent, qualified tester carries weight.

EPA's three short-term radon testing options for a real estate transaction: two tests at the same time, one test then a second, or a continuous monitor, each for at least 48 hours, with what to do after each.
Read this figure as text

If you are testing in a real estate transaction and you need results quickly, any of the following three options for short-term tests are acceptable in determining whether the home should be fixed.

  1. Option 1. Two tests at the same time

    Passive

    Take two short-term tests at the same time in the same location for at least 48 hours.

    What to do nextFix the home if the average of the two tests is 4 pCi/L or more.

    Two tests taken at the same time (simultaneous) would improve the precision of this radon test.

  2. Option 2. One test, then a second

    Passive

    Take an initial short-term test for at least 48 hours. Immediately upon completing the first test, do a second test using an identical device in the same location as the first test.

    What to do nextFix the home if the average of the two tests is 4 pCi/L or more.

    One test followed by another test (sequential) would most likely give a better representation of the seasonal average.

  3. Option 3. A continuous monitor

    Active

    Test the home with a continuous monitor for at least 48 hours.

    What to do nextFix the home if the average radon level is 4 pCi/L or more.

    Both active and passive devices may have features which help to prevent test interference.

Any real estate test for radon should include steps to prevent or detect interference with the test device. Your state radon office can help you decide which option is best.

The three short-term testing options for a home sale.

Fix it before the buyer finds it

It is better to correct a radon problem before placing your home on the market, because then you have more time to address it. Fix a problem if it exists so it won't complicate your sale. In most cases a vent pipe and fan system is used, and in an existing home it costs about the same as other common home repairs.

Fixing before listing against fixing during the sale
FactorBefore listingDuring the sale
TimeYour scheduleThe contract's deadline
Who paysYouNegotiated with the buyer
What the buyer seesA fixed problem with recordsA problem to price in

After installation, test within 30 days and keep the result.

What a buyer will ask

Buyers often ask if a home has been tested and if elevated levels were reduced. If you have tested, provide your results to the buyer. A buyer may still ask for a new test, especially if the last test is not recent, for example within two years, or if you have renovated since you tested.

Selling a home that already has a system

If you are selling a home with a radon reduction system, inform potential buyers and give them information on its operation and maintenance. Save the test results and all information about the steps taken to fix the problem; this could be a positive selling point. Check whether any warranties or guarantees transfer to the buyer.

A seller's radon file
DocumentWhy
Test results before the fixShows the starting level
Post-mitigation testShows the system worked
Recent testAnswers whether it still works
Installation contractStates whether warranties or guarantees transfer
Operation and maintenance informationTells the buyer how to keep it running

See does a radon mitigation system hurt resale.

Questions about selling a house with radon

Is it hard to sell a house with radon?

Where radon problems have been fixed, home sales have not been blocked or frustrated. The difficulty is time, so test and fix before you list.

Do I have to fix radon before selling?

It is better to correct a problem before listing, because you have more time. Otherwise buyer and seller agree when mitigation will be done and who pays.

Do I have to disclose radon when selling?

Some state and local governments require disclosure of radon information to buyers. Check the rules where you live.

Will a buyer accept my radon test?

They may, but they may ask for a new test, especially if yours is not recent, for example within two years, or the home has changed since.

How much does fixing radon cost before a sale?

In an existing home, installing a mitigation system costs about the same as other common home repairs.

Should I hire a tester when selling?

Buyers frequently want tests made by someone not involved in the sale, and a test by an independent, qualified radon tester is recommended.

Can I sell a house that has a radon system?

Yes. Inform potential buyers and give them information on its operation and maintenance.

Does a radon system help sell a house?

The added protection is sometimes a good selling point, especially with records showing it works.

Buying and selling

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Radon in a home sale: testing before closing, the inspection, disclosure and negotiation.

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