Buying or selling a home is already a big decision—but what happens when a radon test reveals elevated levels of this invisible, odorless gas? For many buyers, the words “high radon” spark fear and uncertainty. But is radon truly a deal breaker, or is it simply a problem that can be fixed with the right approach?
The truth is, radon doesn’t have to ruin a real estate deal. With proper testing, negotiation, and mitigation, both buyers and sellers can move forward with confidence.
1. What Is Radon and Why Does It Matter in Real Estate
Radon is a naturally occurring radioactive gas formed from the decay of uranium in soil, rock, and water. It seeps into homes through:
Cracks in the foundation
Gaps around pipes and wiring
Crawl spaces and sump pits
The U.S. Environmental Protection Agency (EPA) warns that radon is the second leading cause of lung cancer after smoking. The risk is especially high with long-term exposure to levels above 4.0 pCi/L, the EPA’s action threshold.
2. Why Radon Testing Is Common in Home Sales
Most home inspections now include radon testing, especially in states or regions with known high radon levels. Buyers want to know before closing if the property has a potential health risk.
Some states require sellers to disclose radon test results or even conduct a new test before selling. Even if not legally required, offering a radon report can build trust and prevent last-minute surprises.
3. Is High Radon a Deal Breaker?
For some buyers, hearing “elevated radon” feels like a hard stop. But in reality:
Radon problems are common—especially in certain geographic areas.
Mitigation is effective and often affordable.
Many real estate deals move forward after addressing radon concerns.
The key is knowledge and a plan, not panic.
4. How Sellers Can Handle a Radon Problem
If a pre-sale test shows high radon levels, sellers have several options:
Install a mitigation system before listing.
Offer a credit or price reduction so the buyer can install their own system after closing.
Provide recent test results showing radon levels are now within safe limits.
Proactive sellers often avoid losing potential buyers by addressing the issue early.
5. How Buyers Can Protect Themselves
If you’re buying a home and a radon test shows high levels:
Request mitigation before closing.
Negotiate a credit to cover installation costs.
If the seller refuses, decide if you’re willing to handle the fix yourself.
Since radon mitigation usually costs between $800 and $2,500, it’s rarely worth walking away from an otherwise perfect home—unless the seller is unwilling to negotiate.
6. What Radon Mitigation Involves
Most mitigation systems use sub-slab depressurization, which involves:
Sealing cracks in the foundation
Installing a vent pipe and fan to pull radon from beneath the home and vent it outside
Running the system continuously to keep radon levels low
When installed properly, these systems can reduce radon levels by up to 99%.
7. The Long-Term View: Radon as a Selling Point
A home with a working radon mitigation system can be a selling advantage. Buyers gain peace of mind knowing the issue has already been addressed—similar to having a new roof or updated HVAC system.
8. Common Myths About Radon in Real Estate
Myth: High radon always kills a deal.
Reality: Many deals close smoothly after mitigation.Myth: Radon systems are expensive and disruptive.
Reality: Most installations are quick and cost under $2,500.Myth: Once mitigated, radon will never come back.
Reality: Systems must be maintained and retested every 2–3 years.
Conclusion
Radon in real estate doesn’t have to mean the end of a sale. It’s a serious health concern, but also a fixable problem. With honest disclosure, proper testing, and a clear plan for mitigation, both buyers and sellers can protect their health—and their deal. For professional support during the process, visit Columbus Ohio Radon Mitigation.
If handled correctly, radon can shift from being a deal breaker to just another step in the home buying or selling process.
