Originally posted July 2018; edited March 2024
Say what? Radioactive uranium is commonly found in the ground in Massachusetts? And that same radioactive uranium decays into radon, the leading cause of lung cancer in non-smokers? Yep. It’s EV-ERY-WHERE. With that said, take a deep breath and read on. The concentrations typically found in the environment are below what the EPA considers dangerous, and there are ways to figure out how much is in a home and/or reduce those levels to reasonable amounts.
If you’re considering testing for radon during a home inspection period, it’s important to evaluate your timeline before deciding on one test over another. The typical inspection window of 7 to 10 calendar days can be a relatively short amount of time to place a radon test, physically get the samples to a lab, get the results back, and THEN get a quote from a remediation company based on those results.
First, the testing options; here’s a breakdown of some of the main ways to test depending on the amount of time you have to get the results:
| Cost | Time Required | Pros | Cons | |
|---|---|---|---|---|
| Consumer-grade test kit from a hardware store | $15 + $40 lab fee + postage | Test occurs over 48 hours; results provided 7 days after kit is received by lab | Cheapest option | Results unlikely within the home inspection window |
| Commercial-grade canister test kit | $65 for two canisters (includes lab fee) + postage | Test occurs over 48 hours; results provided 2 business days after kit is received by lab | Relatively cheap & accurate | Requires mailing or driving the canisters to lab for processing |
| Consumer-grade continuous digital monitor | $200 for reusable monitor | Displays results after about 48 hours | Get results about 48 hours after monitor is placed in home Reusable; can test every room in your home (and friends’ homes) during various weather / temperature combinations | Most expensive May not be as accurate as commercial-grade tests |
| Commercial-grade continuous digital monitor | $150 for single test | Minimum of 48 hours | Get results about 48 hours after monitor is placed in home | Relatively expensive Need to schedule placement of monitor & post-test data download with company |
Next, the fine print: if you’re looking for “worst case scenario”, all of these testing options need to sit in a home with all windows and doors closed during the test period. All of these testing methods will also produce different results depending on the conditions. For instance, a test with windows open will most likely result in lower levels being reported than a similar test with all windows and doors closed. As such, I suggest that buyers re-test after moving in so they can be sure that the test they performed while the sellers owned the home was accurate. It’s best not to base your family’s future health and well-being on a test performed by a seller with a vested interest in low readings.
Even if a seller doesn’t accidentally tamper with the test over the two-day stretch, the levels of radon will vary from day to day due to changes in activity in the house as well as temperature, pressure, humidity, etc. Based on these variations, I recommend budgeting for a mitigation system regardless of how a single pre-purchase test turned out. How much do mitigation systems cost? According to sosradon.org, typical radon mitigation systems range from $800 to $2,000, with the national average being $1,200. It’s well worth it! 🏠