By Rachel Oslund, Maryland Inspector
You found a home that’s perfect for you – close to work, school, your favorite restaurant – and you’re putting in an offer. It’s so exciting! One of the things your REALTOR® and you will discuss in the offer are inspections, including a general home inspection and specific testing. Radon testing is one of the inspections you might be considering.
What is radon?
Radon is a naturally occurring radiative gas that comes from uranium breaking down in soil and rock. Unlike natural gas that has a strong smell, radon does not have any smell, color, or taste. The only way to catch it is through specialized testing.
How does radon get into a home?
Radon can enter a home through a few different ways:
- Tiny cracks in foundation walls
- Gaps around pipes
- Basement floor openings
- Spaces between foundation and walls
- Sump pump crocks
No home is “safe” from radon — whether you’re in new construction, a 100-year-old rowhouse, or a 50-year-old rancher, elevated radon is a risk. Radon is natural and found everywhere, even outside. Outside, the radon gas dissipates but inside a home, radon gas can become concentrated.
Maryland’s Health Department has mapped radon levels by zip code. The map can help you determine overall risk levels of the area you are looking to buy and decide if you want to conduct a radon test on your future (or current) home. While it is a useful tool, it is based on testing that people did on their own – not on standardized testing performed by radon professionals. It’s important to remember that any home can have elevated levels of radon, even in the lowest-risk areas, and there are homes in the higher risk areas that have low levels of radon. The only way to know your levels is to test.
Why is radon testing recommended?
Long exposure to high levels of radon can cause lung cancer. It is the leading cause of lung cancer deaths among non-smokers in the United States. Every year, this silent killer claims approximately 20,000 lives according to the American Cancer Society. Getting your home tested can give you a better understanding of if you need to take action to mitigate long-term health risks.
What are my testing options?
The only way to know the levels in your home is to test for it. And there are two testing approaches: short-term and long-term tests. Radon levels fluctuate over time – based on the seasons, the weather, and even the tide. The test result you’ll receive is based on an average of all the readings.
- Short-Term Tests
- Take 2-3 days
- Captures day/night variations
- Perfect for home inspection contingency periods
- Most common
- Long-Term Tests
- Take 9 – 12 months
- Captures seasonal variations
You are able to purchase testing kits or hire a professional to perform the test. Professional testing typically ranges from $150 to $250. You can also order a self-test kit from the Maryland Department of the Environment on their radon webpage. That site also contains a list of certified radon service providers.
Radon testing is not a requirement in the state of Maryland, but Montgomery County requires testing for all real estate (and rental) transactions.
How is radon measured?
Radon is measured in picocuries per liter (pCi/L). The Environmental Protection Agency recommends taking action if levels exceed 4 pCi/L.
What do I do if radon is found in my home?
Don’t panic. Testing is accurate and mitigation systems are effective and relatively inexpensive. If the radon level is 4 pCi/L or higher, have it mitigated. (Most mitigation companies promise to bring the level down to below 2 pCi/L.) Then plan to retest again every two years or so to ensure levels are remaining low.
Mitigating (lowering) the radon to acceptable levels includes fixes like:
- Sealing cracks or openings in the areas of the home that are in contact with the earth.
- Covering and sealing the sump pump crock.
- Installing an “active system,” a pipe with a fan and motor that pulls the radon from below the foundation up above the roofline. (A passive system, found in new construction homes, has just the pipe – without the fan and motor). Mitigation systems can be between $800 and $2,500, depending on your home.
Final Advice for Home Buyers and Owners
Don’t let the home-buying excitement overshadow health considerations. Elevated radon levels can be present in any home, so make radon testing a part of your home inspection process or test after you move into your home.
