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What Home Buyers Need to Know About Radon Gas

Meet Yvonne & Glen Blanc of Pro-Spex Residential & Commercial Home Inspection Services.

When buying a home, there are many factors to consider and at the top of the list is ensuring your home is safe and healthy. Radon gas is an environmental hazard and poses serious health risks with long term exposure. 

If you're a home buyer, it's important to understand what radon is, how it can affect you, and what regulations may apply, especially if you're purchasing in places like Montgomery County, Maryland, where specific radon testing rules are in place.

What Is Radon Gas?

Radon is a naturally occurring radioactive gas-the breakdown of uranium in soil, rock, and water. You can’t see it, taste it or smell it which means you have no way to detect it without accurate testing. Radon can move through the ground and enter a home through cracks and openings in the foundation. Once inside, if there is no mitigation system in place, it can accumulate to levels that may pose a serious health risk.

Why Is Radon a Concern for Home Buyers?

The primary concern with radon is its link to lung cancer. According to the Environmental Protection Agency (EPA), radon is the second leading cause of lung cancer in the United States, after smoking. The EPA estimates that around 21,000 lung cancer deaths per year are related to radon exposure.

When radon gas is inhaled, radioactive particles can damage the lining of the lungs. The risk of developing lung cancer from radon exposure is higher for smokers, but even non-smokers are at risk if exposed to elevated radon levels over time.

Radon Testing and Safe Levels

The only way to know if a home has elevated radon levels is to test for it. Radon is measured in picocuries per liter of air (pCi/L). The EPA recommends taking action if radon levels in a home reach or exceed 4 pCi/L. However, even lower levels can still pose some risk, and homeowners may choose to mitigate at levels below 4 pCi/L for peace of mind.

Montgomery County, Maryland Radon Requirements

Good news home buyers! If you’re buying a home in Montgomery County, Maryland, the county has taken steps to protect home buyers. Since 2016, sellers in Montgomery County are required to provide buyers with the results of a radon test conducted within one year prior to the sale of the home. This applies to single-family homes and townhomes.

Here’s what you should expect:

Seller Responsibilities: The seller must either provide the results of a radon test completed within the past 12 months or conduct a new test before settlement.

Buyer Responsibilities: As a buyer, this means you’ll have access to crucial information about radon levels in the home before making your final decision. 

If the radon level is elevated (at or above 4 pCi/L), you can negotiate with the seller to reduce the radon levels, typically by installing a radon mitigation system. 

Smart Buyer Tip: You can negotiate radon mitigation with the seller ONLY if you’ve included this in your contract offer. Talk to your buyer agent about including radon testing and mitigation in your home inspection addendum)

Radon Mitigation: What Happens if Levels Are High?

If the radon test reveals levels above 4 pCi/L, don’t panic. Radon mitigation systems are effective and relatively straightforward to install. These systems work by venting radon from beneath the home’s foundation and releasing it outside, preventing it from entering the living spaces.

Steps for Home Buyers:

1. Ask for Radon Test Results: In Montgomery County, sellers are legally required to provide test results. If the home hasn’t been tested recently, ask for a new test.

2. Evaluate the Results: If the test shows levels at or above 4 pCi/L, discuss mitigation options and who pays according to the terms of your contract.

3. Retest After Mitigation: If mitigation is done, retest after the installation.

Smart Buyer Tip:There is a measuring device on the side of the radon pipe. When it’s working properly, it should look like a backward letter J. Radon levels and the fan at the top of the pipe should be checked every few years.

Testing for Radon in Homes Outside of Montgomery County

While Montgomery County has a radon testing mandate, in most situations, other areas may not. If you're buying a home outside of this jurisdiction, it's a good idea to request a radon test or conduct one yourself as part of the home inspection process. Many home inspectors offer radon testing as an optional service. Alternatively, you can purchase a DIY radon test kit from a hardware store or online.

Key Takeaways for Home Buyers

Radon is a serious health risk, particularly as a cause of lung cancer. Don’t mess around with this important part of the home buying process. 

Testing is the only way to detect radon, as it is invisible and odorless.

Montgomery County requires radon testing, which gives buyers peace of mind when purchasing a home.

Radon mitigation works and can reduce radon levels to safe limits, typically for less than $2,000.

Always consider radon testing when buying a home, even if it's not required in your area.

Additional Resources:

Environmental Protection Agency

Montgomery County Government

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Remember, most things are fixable in a house and radon is an easy fix for a serious problem. Don’t be too worried about high readings, just do the mitigation and test on a regular basis. 

For information on radon in Washington D.C., here's a link to the District Department of Energy & Environment

For information on radon in Maryland, here's a link to the Maryland Department of Environmental  

For information on radon in Virginia, here's a link to the Virginia Department of Health

‍To learn more, go to the EPA Radon website

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How can we help?

The exclusive buyer agents at HomeBuyer Brokerage specialize in serving home buyers. Please reach out with questions at info@homebuyerbrokerage.com.