Radon Testing: A Simple Step for a Safer Home

MIAMI — Let's face it, "radioactive gas" isn't exactly a cheerful topic for dinner conversation. But when radon shows up on a home inspection report, it can quickly become top of mind. Radon needs to be taken seriously, but the good news is that it's manageable. Staying on top of it could mean protecting both your family's health and your home's future value.

Radon is a naturally occurring, odorless and tasteless radioactive gas. It comes from the breakdown of uranium in soil, and it can seep into homes through the ground. This isn't about poor maintenance or bad construction – any house can have a radon problem. That includes new builds, older homes, drafty places, airtight ones and homes with or without basements.

The Environmental Protection Agency lists radon as the second-leading cause of lung cancer in the United States, trailing only smoking. It's linked to roughly 21,000 deaths each year. For this reason, the EPA recommends that all homes be tested after occupancy and every two years thereafter, even if they have a mitigation system.

So how do you know if your home has radon? That's the tricky part. Since radon is invisible and odorless, the only way to detect it is through testing. Radon levels vary dramatically from one home to the next, even if they're right next door.

You can pick up a DIY radon test kit for $15 to $40. It sits in your home for several days, then you send it off to a lab. Just be sure to follow the instructions carefully for accurate results. For the most reliable information, professional radon testing is your best bet. It typically costs between $150 and $300 and is often bundled into a home inspection.

Federal guidelines say any home with radon levels of 4 picocuries per liter (pCi/L) or higher should have a mitigation system installed. Many states require it as part of a real estate transaction. The EPA also recommends considering action at levels above 2 pCi/L, especially if you spend a lot of time in lower levels of the home.

What can I do about it?

Here's where things get reassuring: While you can't stop radon from existing in soil, you can keep it from building up in your home.

Radon mitigation systems typically run between $800 and $1,300, though larger or more complex homes may cost more. The most common radon mitigation system involves drilling into the slab or crawl space to create a suction point. A fan then vents the gas outside through a dedicated pipe.

Another option is passive depressurization, which doesn't use a fan. It simply allows rising air pressure in the home to carry radon gas out through venting. It's quieter and uses no electricity, but it's not as effective in areas with high radon levels.

Some home builders offer radon-resistant features, such as sealing foundation cracks and pre-installed vent piping. However, these are usually part of new construction and don't always eliminate the need for mitigation. Your pro can give you advice on the best system for your needs.

When hiring a radon contractor, be aware that no national agency licenses radon contractors, so check your state's certification requirements and ask for references or proof of training. A qualified pro should also test your home after installation to confirm the system is working properly. You can also run a follow-up test yourself to double-check.

Radon might not be top of mind, but a simple test and a straightforward fix can go along way toward protecting your family's health. If you haven't tested your home in a while – or ever – now's the time. It's one of those smart, proactive steps that pays off in peace of mind.

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