Radon and Home Buying: Why Elevated Levels Aren’t a Dealbreaker
So you've been on the hunt for your next home. You do your due diligence and request a radon test. You find out that this home you really love has has high levels of radon. So what does this mean? Is the home unsafe? Should you also stay away from looking at other homes in the nearby area? Let's break this down.
Why Radon Is a Bigger Concern in Modern Homes
If you've bought homes in the past and never encountered radon as a concern, you're not alone. Thanks to advancements in testing technology, it's now much easier to detect radon levels accurately. At the same time, growing public awareness has brought more attention to radon-related risks. Modern building codes have also shifted toward greater energy efficiency, encouraging builders to construct more airtight homes. While this helps conserve energy, it can also trap indoor air pollutants—like radon—without proper ventilation systems in place.
Understanding radon in the home
Radon is a naturally occurring gas found everywhere—even in the outdoor air around us. That means every home has some level of radon; the question is, how much?
Radon becomes a real concern when we’re exposed to high concentrations over long periods, especially indoors where ventilation is limited. One of the main reasons radon enters homes is due to a natural phenomenon called the stack effect (or chimney effect). This occurs when warm air rises and escapes through the upper levels of a home, creating lower pressure at the bottom that pulls cooler air—and potentially radon—up from the ground.
But the stack effect is just one piece of the puzzle. Every home is different, and a variety of factors can influence indoor radon levels—including how the home was built, how airtight it is, and even how the homeowners use different areas of the house. That’s why it’s so important to test your home specifically and understand how radon behaves in your unique environment.
Why you don't have to walk away from a home with elevated radon
The good news is that radon levels can be effectively reduced in any type of home. The key is addressing the issue at its source—starting with the home’s foundation.
For homes with a slab or basement foundation, the most common and effective solution is a sub-slab depressurization system, which actively draws radon from beneath the home and vents it safely outside.
In homes built on a crawl space, a sub-membrane depressurization system is typically used. This involves encapsulating the crawl space with a specialized barrier and integrating a radon mitigation system to remove radon before it enters the living space.
Tips for radon mitigation during a real estate transaction
- Partner with a knowledgeable realtor who has established relationships with reputable, vetted contractors. A realtor who can confidently vouch for the quality and reliability of their contractors can help ensure your project is completed with expert workmanship—and on schedule. This kind of trusted network can save you time, stress, and costly mistakes.
- Always do your own due diligence when selecting a contractor for radon mitigation. Make sure they are certified by a recognized organization, such as the National Radon Proficiency Program (NRPP). Certification ensures they follow industry best practices and meet the standards required to effectively and safely reduce radon levels in your home.
- When hiring a contractor, especially during a home purchase, ask if they offer special programs tailored for real estate transactions—such as “pay at close” options. These programs can help ease the financial burden by allowing you to defer payment until closing, which is especially helpful given the many other expenses that come with buying a home.
- Make sure the warranty you receive is backed by a company with a strong, established presence—one that will still be around years from now to support you if issues arise. A reputable radon contractor should also offer regularly scheduled system testing to ensure your mitigation system continues to function as designed and keeps your home safe over time.
Conclusion: Radon Doesn't Have to Be a Dealbreaker
Finding elevated radon levels during a home inspection can feel alarming—but it doesn’t mean you need to walk away from a home you love. With the right information, a certified contractor, and a knowledgeable realtor on your side, radon can be safely and effectively mitigated. Modern systems are highly reliable, and ongoing testing ensures your home stays protected for the long haul. So instead of seeing radon as a red flag, think of it as just another important part of the homebuying process—one you can confidently manage with the right team in place.
