Radon & Real Estate

Navigating Radon Mitigation When Buying or Selling A Home

In today’s real estate market, radon testing has become a common hurdle to jump during the home buying or selling process. This naturally occurring radioactive gas can pose a health risk, making radon mitigation a potential addition to your real estate transaction. Many banks now require radon testing as part of the mortgage application, and a house with high radon levels will often need to be mitigated before the sale can proceed. Here we explain why radon mitigation might be necessary for your real estate transaction, answering key questions for both buyers and sellers about who pays for it and how the process works.

Why Do You Need to Mitigate Radon?

Radon is a colorless, odorless gas that originates from the breakdown of uranium in soil and rock. It seeps into homes through cracks in foundations, crawlspaces, and sumps. While radon is present outdoors in harmless amounts, it can become concentrated indoors, posing a health risk. Long-term exposure to high radon levels is linked to an increased risk of lung cancer. The United States Environmental Protection Agency (EPA) recommends testing all homes for radon, regardless of location or age.

Many lenders now require radon testing as part of the mortgage application, much like mold or termite testing. If a home tests above 4.0 picocuries per liter (pCi/L), the bank will often require the levels to be lowered before the sale can proceed. This is where a radon mitigation system comes in.

The Mitigation Process

If your home requires mitigation, here’s a general overview of the process:

1. Consultation: A qualified radon mitigation contractor will assess your home’s specific needs and design a system.
2. System Installation: The most common method is sub-slab depressurization (SSD). This involves installing a network of pipes beneath the foundation slab and venting them out the roof. The system creates a low pressure zone that draws radon out before it enters the living space. Other mitigation methods may be used depending on your home’s construction.
3. System Testing: Following installation, the contractor will conduct a post-mitigation test to confirm the system is effectively reducing radon levels.

The entire process can often be completed in less than a week, but may take longer if the radon levels are particularly high or don’t come down after the radon system is installed. The radon mitigator may need to return to the home multiple times to install additional suction points or troubleshoot high radon levels. While the process can often be completed without a delay in your closing date, there are rare cases where closing needs to be pushed back until the radon level is below 4.0.

Who Pays for Radon Mitigation During A Home Sale?

Traditionally, radon testing falls on the buyer during the inspection phase. However, some sellers may choose to pre-emptively test their homes. The decision of who pays for mitigation depends on negotiation during the real estate transaction. Here’s a breakdown of possibilities:

• Seller Pays Before: Some sellers may opt to install a mitigation system before listing the property. This can make the home more attractive to buyers and potentially fetch a higher selling price.
• Seller Pays During: If the home tests high for radon, its most common for the seller to cover mitigation costs, especially if the radon level is significantly above the EPA’s action level of 4 picocuries per liter (pCi/L). This is may be used as a negotiating technique to make the sale of the home more likely, or get wrapped into the closing costs.
• Buyer Pays During: If the seller does not want to pay for the radon mitigation system, the buyers often cover the cost, especially if it is required by the bank.
• Buyer Pays After: The buyer may also choose to install a radon mitigation system after the home purchase is complete. This may happen if the radon levels are below 4.0, but the buyer is still concerned about radon. Or if the radon levels were above 4.0, but the system was not required by the bank, so the buyer waits until after closing to avoid delays.
• Shared Responsibility: Splitting the cost is also an common approach.

Your Realtor’s Role

A good realtor will guide you through the process of radon testing and mitigation. Here’s how they can assist:

• Recommending qualified radon testing & mitigation professionals: Look for a realtor who can recommend reputable companies certified by the National Radon Proficiency Program (NRPP).
• Negotiating with the seller: If mitigation is needed, your realtor can negotiate with the seller regarding who bears the cost.
• Understanding local regulations: Radon testing and mitigation requirements can vary by state or locality. Your realtor can ensure you’re following the necessary protocols.

Further Resources

• The United States Environmental Protection Agency (EPA): https://www.epa.gov/radon/radon-and-real-estate-resources
• The National Radon Proficiency Program (NRPP): https://nrpp.info/pro-search/

How We Can Help

2020 Radon provides Radon Mitigation in Culpeper, Virginia and surrounding areas, including Orange, Madison, Ruckersville, Charlottesville, and more. We often work with buyers, sellers, and realtors to ensure a smooth and uninterrupted real estate process. If you are a realtor, buyer, or seller, contact us for a Free Radon Mitigation Quote.