Radon is a gas you cannot see, smell, or taste. It forms naturally when uranium in soil and rock breaks down. Radon seeps up through the ground and can build up inside homes to levels that are dangerous to breathe. It is the second leading cause of lung cancer in the United States, responsible for about 21,000 deaths per year according to the EPA.
Most buyers have heard of radon but do not fully understand what it means for homes in the Portland metro area and Southwest Washington. Here is a plain explanation.
Why Is Radon a Concern in the Pacific Northwest?
Radon levels vary by location based on geology. Oregon and Washington have areas of elevated radon potential. The EPA map places much of the Portland metro area in Zone 2, which is defined as an area with average indoor radon levels between 2 and 4 picocuries per liter (pCi/L). However, individual homes in any zone can test high or low. The only way to know is to test.
Homes with crawlspaces, basements, or slab-on-grade foundations in areas with uranium-bearing rock and soil are most at risk. Radon enters through foundation cracks, gaps around pipes, and through the soil itself.
What Is a Safe Level of Radon?
The EPA recommends taking action to reduce radon if levels reach 4.0 pCi/L or higher. Between 2.0 and 4.0 pCi/L, the EPA suggests considering mitigation. The average indoor radon level in the United States is about 1.3 pCi/L. There is no level that is completely risk-free, but levels below 2.0 pCi/L are generally considered acceptable.
How Does Radon Testing Work?
A radon test involves placing a monitor inside the home, usually in the lowest livable area, for a set period. Short-term tests run 48 hours. Long-term tests run 90 days or more and give a more accurate picture of average levels.
During a real estate transaction, a short-term test is the standard. The monitor is placed at the start of the inspection period, left in place for at least 48 hours with the home closed, and then collected and analyzed. Results are usually available within 24 hours of pickup.
What If Radon Levels Are High?
Radon mitigation is a well-established process. A licensed radon mitigator installs a sub-slab depressurization system, which draws radon from beneath the home and vents it outside before it can enter the living space. The cost typically runs $800 to $2,500. Mitigation systems are effective and can reduce radon levels by up to 99 percent. They require minimal maintenance once installed.
If your inspection finds elevated radon, you can negotiate for the seller to install a mitigation system before closing, ask for a price reduction to cover the cost, or in some cases include it as a repair request.
Can We Test for Radon During Our Inspection?
Yes. We offer radon testing as an add-on to any inspection throughout the Portland metro area and Clark County, Washington. Ask us when you schedule. Book here.