Home Inspections and Radon

As most homeowners know, buying a home not only consists of working with an agent and the bank, but also hiring a home inspector. Typically a home inspection is completed within 10 days of offer acceptance. This allows the buyer to accompany a licensed home inspector throughout the property and investigate all accessible utilities and appliances while ensuring the structural integrity meets standard code. A home inspection basically serves to assist the future homeowner in making any post inspection repair requests, and ultimately determines whether or not the home is an acceptable fit for his/her future purchase. As a buyer, he/she may be alarmed or confused when the home inspector asks if a radon kit will be part of their home inspection package. Heres the truth of the matter, Radon exists, and living in the northeast where ledge is found on every corner of every lot, we see this radioactive gas above the 4.0 EPA limit in about 35% (give or take) of our sales!

Rest assured, while this gas is common and can be scary, it is quite easy to mitigate. As a CHR agent, we are always sure to mention radon to our clients, no matter the side of the deal we are working. Basically, there is always a chance this gas is going to show up in a transaction, and it’s important to have it on your radar. When found, a buyer typically will request the seller to mitigate. Depending on the deal, typically the seller will agree, however, there are certainly times when a seller refuses. Heres the issue though; should both buyer and seller refuse to pay for mitigation and the deal falls through, we as agents have to disclose it on the listing from then on out. So, it’s always in the sellers best interest to mitigate prior to close, or, offer a closing credit to the buyer to avoid going back on market. If not, the odds are, the property will sell for less money the second time around.

The cost to mitigate is usually falls in between $900 - $1400, depending on the company and the size of the property. So what does the mitigation entail? It’s simply a PVC pipe that begins beneath the concrete foundation and fans air up and out of the property. The radon mitigation company will include a radon meter on the pipe that constantly measures the radon level, which if functioning properly, should never make its way above 2.5. In honor of national radon awareness month, Sue Reider, a Certified Inspector and owner of KeyStone Home Inspections, recently added this great explanatory image to her facebook page to help prospective and existing homeowners understand the movement of radon. While most people tend to test for radon in the air, it’s also important to note that radon can be found in well water as well. However, this is typically not as common. This would entail a much more costly mitigation and would be performed by a well water professional. Should you choose to have radon tested, please reach out to your local home inspector, and to test the water, a well servicing company. As always, thank you for reading and pass along this useful tidbit to anyone you know who may be considering their next home.