If you’re selling a home, you may encounter a request for a radon test from the buyers during their inspection. If you’re unfamiliar with radon, or unsure of what the test entails, this article will help you understand the process and how to prepare your home.
What Is Radon?
Radon is a naturally occurring radioactive gas that is produced when uranium in the soil, rock, and water breaks down. While it’s invisible and odorless, radon can seep into homes through cracks in the foundation or other openings. Over time, exposure to high levels of radon gas can increase the risk of lung cancer, which is why testing is important in real estate transactions.
What Does a Radon Test Involve?
A radon test measures the level of radon gas inside your home using a Continuous Radon Monitor (CRM). Here’s what you can expect:
1. Monitor Placement: A certified professional will set up a CRM, usually on a tripod, in the lowest livable area of your home (basement or first floor). For best accuracy, the monitor is plugged in and must remain undisturbed for 48 hours.
2. Closed House Conditions: To ensure accurate results, windows and doors must remain closed for at least 12 hours prior to and throughout the test. You can still go in and out for normal activities, but keep entry and exit minimal. HVAC systems can run as usual, but avoid using fans that bring in air from outside.
3. Test Duration: The test lasts for 48 hours. During this time, it’s important not to disturb the equipment. Don’t worry—there are sensors in the monitor that will detect if the device has been moved or tampered with, which could invalidate the test results.
4. Results: Once the test is complete, we typically receive the data remotely, without having to pick up the equipment right away. The results will show whether the radon levels in your home are below or above the actionable level of 4.0 pCi/L (picocuries per liter).
How Should You Prepare?
Here’s how you can prepare your home to ensure the radon test goes smoothly:
• Keep the Home Closed: Ensure windows and doors stay closed for at least 12 hours before and during the test, except for normal, minimal entry and exit. This helps ensure the radon levels aren’t artificially low due to ventilation.
• Maintain Normal Airflow: You can continue using your heating or cooling system, but avoid using fans that bring outside air into the home, as that can affect the test’s accuracy.
• Don’t Disturb the Test: The testing equipment is sensitive and must stay undisturbed for the full 48 hours. Moving the equipment can trigger the sensors and invalidate the test.
• Clear the Testing Area: Make sure the area where the monitor will be placed is clear and easily accessible. Typically, this will be the basement or the lowest level of your home.
What Happens After the Test?
Once the 48-hour test is complete, we receive the results remotely in most cases, without needing to pick up the equipment immediately. If the radon levels are at 4.0 pCi/L or higher, this is considered an actionable level, and the buyers may request radon mitigation. While that may sound intimidating, installing a radon mitigation system is a fairly routine process and a common request in home sales.
Final Thoughts
Radon testing is a straightforward process that helps protect buyers from potential long-term health risks. As a seller, your role is to ensure the house stays closed up and the equipment remains undisturbed for the duration of the test. The testing professionals handle the rest, and you’ll have results quickly without much hassle.
If you have any questions about the radon testing process or how to prepare, feel free to reach out!
