A clipboard with a paper that reads "Home Inspection" sits on a desk near a small wooden house and a magnifying glass.

The Role of Radon Mitigation in Home Inspections

Home inspections are an integral part of real estate transactions. That said, neither the buyer nor the seller wants any issues. Serious problems can make a buyer withdraw their offer or require the seller to cover expensive repairs.

If you’re in the process of buying or selling a home, you should know the role of radon mitigation in home inspections. While faulty wiring or roof damage might be obvious safety risks, radon is a silent threat.

This post will guide homeowners and real estate professionals through the intricacies of radon and the vital part mitigation plays in home inspections.

What Is Radon?

Radon is a naturally occurring radioactive gas formed by the decay of uranium in soil and rocks. It enters homes through cracks in foundations, walls, and other openings, often accumulating in basements and lower levels. Many homes across the United States have this invisible intruder without even realizing it, as radon is a colorless, odorless gas.

While the gas doesn’t typically cause immediate harm, prolonged exposure can result in severe health consequences. Radon is the leading cause of lung cancer among nonsmokers, responsible for thousands of deaths each year. Understanding how radon enters homes and its associated health risks emphasizes the need for diligent testing and mitigation efforts.

When Do You Need a Home Inspection?

Home inspections provide a comprehensive evaluation of a property’s condition, often influencing the final sale decision. While some buyers might waive an inspection to make their offer more appealing, skipping this step can lead to unforeseen issues down the line.

Foregoing inspections can also impact your financing options since many lenders require an inspection before approving your mortgage. That’s why this step is such a valuable part of the buying process.

A typical home inspection reviews the property’s structural integrity, plumbing, electrical systems, and more. However, not all inspections automatically include radon testing unless it’s requested or recommended due to regional prevalence. With radon’s serious health implications, including it in inspections is essential.

Why Do Home Inspectors Check for Radon?

Home inspectors test for radon because it presents a serious health threat. Without specialized testing equipment, there’s no way to detect its presence. Inspectors play a critical role in identifying high radon levels and suggesting mitigation strategies that ensure occupants’ health and safety.

The Environmental Protection Agency (EPA) has long recognized radon’s risks, producing a Map of Radon Zones in 1993 to highlight varied risk levels across the US. Although radon is a national concern, some areas are more prone to higher concentrations, making testing even more imperative in these zones. Regardless, radon testing should be a standard procedure in all home inspections due to the potential health risks.

A man's hand presses a button on an electronic radon test that's set up on a tripod in a carpeted room with a bookshelf.

The Role of Radon in Home Inspections

During a home inspection, inspectors follow guidelines and regulations applicable to their regions to accurately assess radon levels. Here’s more information.

For Homes Without a Recent Radon Reading

In homes lacking a recent radon reading, inspectors will perform a radon test during the inspection. This involves placing specialized equipment in the lowest livable area of the home to measure radon levels over a specified period.

There are two types of tests: short-term and long-term tests. Short-term tests collect a sample for a few days; the sample later goes to a lab for evaluation. These tests offer a quick snapshot of radon levels in a home.

A long-term test compiles a sample over months. This testing duration provides a better view of the overall radon exposure in a home, but it’s not typically an option for real estate home inspections given the time requirement.

For Homes With an Existing Radon Mitigation System

When inspecting homes with an existing radon mitigation system, inspectors evaluate the system’s functionality, verifying that it’s operating correctly and efficiently by measuring radon levels. Properly maintained systems can significantly reduce radon levels, maintaining a safer environment for residents.

For New Build Homes

Even newly constructed homes aren’t immune to radon. Inspectors still test for radon because the risk persists regardless of a home’s age. Many modern homes include radon-resistant features, such as foundation sealing and passive mitigation systems, but testing remains crucial to ensure these measures work as intended.

Understanding Radon Mitigation Systems

Radon mitigation systems actively reduce radon levels in homes, protecting inhabitants from potential health hazards. Various types of systems cater to different home structures and radon entry points.

  • Sub-slab depressurization system: This is perhaps the most common radon mitigation system. Sub-slab depressurization diverts radon beneath the concrete foundation before it enters the home. Active systems use a radon fan, while passive systems rely on natural pressure differences.
  • Sub-membrane depressurization: This depressurization method seals homes without basements by using crawlspace encapsulation supplies such as a plastic sheet membrane, exhaust piping, and a radon fan.
  • Drain tile suction system: In this system, an exhaust pipe integrates with a sump basket or a drain tile system to remove radon.

Each system suits specific building characteristics, and their effectiveness largely depends on proper installation and maintenance.

The Impact of Radon Mitigation on Real Estate

Radon mitigation is a key consideration in real estate transactions. Although laws about mandatory radon testing vary by state, its inclusion is highly recommended.

Two people shake hands above a contract and two model houses on a table, signifying a real estate transaction.

Benefits for Home Sellers

Addressing radon concerns early can prevent sales from falling through. Demonstrating a proactive approach to safety reassures buyers and can enhance the property’s value. Plus, homes with existing mitigation systems offer peace of mind to prospective buyers, showcasing the seller’s commitment to health and safety.

Benefits for Homebuyers

Homebuyers benefit from prepurchase radon testing and mitigation. This commitment to safety prevents surprises related to unexpected costs for mitigation measures after moving in. Negotiating repairs or price adjustments based on radon test results are common practices that ensure the buyer isn’t left with unforeseen expenses.

Taking Action: What Homeowners and Real Estate Professionals Should Know

Homeowners should prioritize radon testing before entering the selling process. Also, handle necessary mitigation measures before listing the property to streamline transactions and uphold safety.

Real estate professionals play a pivotal role in informing clients about radon risks and the importance of testing. Encouraging comprehensive home inspections, including radon testing, helps clients make informed decisions and fosters trust and credibility.

The role of radon mitigation in home inspections is indispensable for maintaining safe living environments. Understanding the nature of radon, its health implications, and the importance of testing and mitigation allows homeowners and real estate professionals to make informed decisions. Taking proactive steps to address radon keeps homes safe for greater peace of mind.