Radon is more than a health concern—it’s a dealmaker or dealbreaker in today’s real estate market. Whether you’re buying or selling a home, understanding how radon testing affects the transaction can save you money, stress, and delays at closing.
Why Radon Matters in Real Estate
The U.S. Environmental Protection Agency (EPA) and most state health departments recommend that all homes be tested for radon, especially during real estate transactions. Why?
- Radon is the second leading cause of lung cancer in the U.S.
- It’s odorless, colorless, and impossible to detect without a test
- Many buyers—and lenders—won’t move forward without a radon test
- Some states require disclosure of past radon tests or mitigation systems
In other words: if radon is present, it will come up—and knowing how to handle it gives you an edge.
If You’re Buying a Home
Step 1: Order a Radon Test During the Inspection Period
Most buyers add radon testing as part of the standard home inspection. This is typically a short-term test (48–96 hours), conducted by a certified radon professional.
Step 2: Interpret the Results
- Under 2.0 pCi/L: Excellent
- 2.0–3.9 pCi/L: Acceptable, but consider mitigation
- 4.0 pCi/L or higher: Mitigation strongly recommended (and often expected)
Step 3: Renegotiate If Needed
If levels are high, buyers may request that the seller:
✅ Installs a radon mitigation system
✅ Lowers the home price to cover installation
✅ Provides a credit at closing
If You’re Selling a Home
Step 1: Test Before You List
Conducting a radon test before listing can:
- Build trust with buyers
- Speed up the sale process
- Give you time to mitigate and price accordingly
Step 2: Be Transparent
- Disclose all past test results
- Note whether a mitigation system is installed
- Provide post-mitigation test results if applicable
Step 3: Be Prepared to Negotiate
Buyers may still test the home themselves. If your previous test was years ago, don’t assume it’s still valid.
Radon’s Effect on Home Value
Mitigation systems are often seen as a positive feature, not a liability. A properly installed system:
- Shows you’re proactive and health-conscious
- Costs less than $2,000 in most cases
- Can increase buyer confidence, especially in radon-prone areas
- Often reduces radon levels by up to 99%
Think of it like adding a water softener, HVAC upgrade, or energy-efficient windows—it solves a long-term issue and adds value.
State-by-State Radon Disclosure Laws
In many states, sellers are legally required to disclose known radon levels and previous test results. These include:
- Utah
- Illinois
- Colorado
- Minnesota
- New Jersey
- Pennsylvania
Check your local regulations, especially if you’re a realtor or FSBO seller.
Helpful Tips for Agents & Brokers
- Include radon testing in all home inspection timelines
- Partner with a local, certified radon contractor for quick quotes
- Educate buyers and sellers about mitigation—it’s not a deal killer
- Keep documentation ready: test results, contractor details, warranties
Radon & Real Estate: Fast FAQ
Do I have to test for radon to sell my home?
Not always—but buyers almost always will.
Can a buyer back out due to high radon?
Yes, if the contract allows. That’s why testing early matters.
Does a radon mitigation system lower my home value?
No—done correctly, it usually adds peace of mind and protects value.
Related Resources
🔹 How Much Does Radon Mitigation Cost?
🔹 Find Radon Testing Near You
🔹 Radon Mitigation Methods for Homes
Final Word:
Don’t let radon surprise you at closing. Whether you’re buying, selling, or representing a client, radon testing is part of the modern real estate experience—and it pays to be prepared.