Radon Testing During a Home Inspection
Radon is a naturally occurring radioactive gas that forms in the soil and can enter homes through cracks, penetrations, and other openings in the foundation. Because radon is colorless, odorless, and tasteless, elevated levels cannot be detected without specialized testing equipment.
According to the EPA, radon is the second leading cause of lung cancer in the United States and the leading cause among non-smokers. As a result, many homebuyers choose to perform radon testing as part of their due diligence process.
Homes of any age, size, or construction type can have elevated radon levels. Even neighboring homes may produce significantly different test results.
A radon test measures the concentration of radon present within the home during the testing period and provides valuable information about the indoor environment at the time of testing.
Why Consider Radon Testing?
Unlike many conditions identified during a home inspection, radon cannot be evaluated through visual observation. A home may appear to be in excellent condition while still having elevated radon levels.
Because radon concentrations can vary significantly between properties, testing is the only reliable way to determine a home's radon level during the testing period.
Radon testing may be worth considering because:
• Radon cannot be seen, smelled, or tasted
• Elevated levels may be present in any home
• Nearby homes are not reliable indicators of radon levels
• Testing is the only way to determine a home's radon concentration
• Mitigation systems are available if elevated levels are identified
• The EPA recommends considering mitigation when levels exceed 4.0 pCi/L
For many buyers, radon testing provides additional information about the home's indoor environment and allows them to make more informed decisions during the home-buying process.
What Is Included With Radon Testing?
A continuous radon monitor is placed within the home and remains in place throughout the testing period, typically 48 hours. During this time, the monitor records radon levels and environmental conditions to help verify testing integrity.
The testing process follows established protocols designed to help obtain representative results during the testing period.
Clients receive a written report summarizing the test results and average radon concentration measured during the test.
Frequently Asked Questions
Is radon common in Utah?
Yes. Elevated radon levels have been identified throughout Utah. While some areas are more prone to elevated levels than others, any home can have a radon issue regardless of age, location, or construction type.
How long does the test take?
Most real estate radon tests are conducted over a period of 48 to 72 hours. The monitor continuously records radon levels throughout the testing period.
What if the results are elevated?
If elevated radon levels are identified, a radon mitigation specialist can evaluate the property and discuss available mitigation options. Many homes can be effectively mitigated through the installation of a radon reduction system.
Can a home have a mitigation system and still need testing?
Yes. A mitigation system should reduce radon levels, but testing is the only way to verify that the system is operating effectively and maintaining acceptable radon concentrations.
