Indoor air quality is often overlooked in discussions about home safety, yet it plays a major role in long-term health. While most people think of dust, mold, or allergens as the primary threats inside their homes, there is another hazard in your home’s air that carries far greater consequences but remains invisible, odorless, and tasteless: radon gas. This naturally occurring radioactive gas can seep into homes and pose significant health risks without leaving a trace. For real estate professionals, property managers, and homeowners alike, addressing radon is essential for protecting both occupants and property value.
The Hidden Hazard in Your Home’s Air
Now that we’ve identified radon as the hidden hazard in your home’s air, let’s take a deeper look to see what that means.
What Radon Is and Why It Matters
Radon is produced from the breakdown of uranium in soil, rock, and water. Outdoors, it disperses quickly and usually does not reach dangerous concentrations. Indoors, however, radon can accumulate in enclosed spaces such as basements, crawl spaces, and ground-level rooms. Because it cannot be seen or smelled, testing is the only reliable method to determine whether a home has high levels.
The U.S. Environmental Protection Agency (EPA) identifies radon exposure as the second leading cause of lung cancer after smoking. The risk increases with prolonged exposure and is higher for smokers, but non-smokers are not exempt. A home with elevated radon levels may put residents at risk for years before symptoms appear, making early detection and mitigation a priority.
How Radon Enters a Home
Radon moves through the ground and can enter a house through cracks in the foundation, construction joints, gaps around service pipes, or sump pumps. It can also dissolve into well water and be released as a hazard in your home’s air during showers or other water use. Even newly built homes with sealed foundations can be affected because radon infiltration depends largely on the soil composition beneath and around the property.
The concentration of radon indoors is measured in picocuries per liter (pCi/L). The EPA recommends action if levels reach or exceed 4 pCi/L, though even lower levels may present risks. Because radon concentrations vary depending on weather, ventilation, and season, short-term and long-term testing can yield different results, and a combination of both often gives the clearest picture.
Testing and Detection Methods
Testing for radon is affordable and widely available. Homeowners can purchase do-it-yourself kits from hardware stores or online, or they can hire certified professionals for more comprehensive assessments. Short-term tests last from two to 90 days and provide a snapshot of current conditions, while long-term tests measure levels over 90 days or more to account for fluctuations.
For real estate transactions, radon testing is often part of the inspection process. A high radon reading does not necessarily mean a home is unsafe to buy or sell. Instead, it indicates the need for mitigation. Buyers should ask whether the property has been tested, and if high levels were detected, whether a mitigation system was installed. Sellers can increase buyer confidence by testing in advance and addressing issues before listing their homes.
Mitigation Strategies That Work
If testing reveals elevated radon levels, mitigation systems can reduce concentrations effectively. The most common approach is active soil depressurization. This involves installing a vent pipe system and fan that draws radon from beneath the foundation and expels it outdoors. Other strategies may include sealing cracks in floors and walls, increasing ventilation in crawl spaces, or using sub-slab suction systems.
These solutions are highly effective and often reduce radon levels by up to 99 percent. Professional installation is generally recommended to ensure proper performance and compliance with building codes. For homes with private wells, water treatment systems can also be used to reduce radon released during household water use. Consumers can now find a range of radon products that make monitoring and mitigation easier, from continuous digital detectors to specialized venting equipment.
Why Real Estate Professionals Should Pay Attention
Radon concerns related to it being a hidden hazard in your home’s air quality have become increasingly significant in real estate. Buyers are more aware of indoor air quality risks, and homes with confirmed mitigation systems often stand out in competitive markets. Addressing radon proactively demonstrates responsibility and transparency, both of which can strengthen trust between sellers and potential buyers.
Real estate professionals can guide clients by recommending testing, explaining local regulations, and connecting them with certified mitigation contractors. Some states even require disclosure of radon test results during a property sale, making it important to stay informed about regional requirements. A property that has been tested and properly mitigated often reassures buyers more than a home with no testing history at all.
The safety of a home involves more than its physical structure or neighborhood location. Air quality within the property can directly affect the lives of everyone who lives there. By acknowledging the risks of radon and taking steps to test and mitigate, homeowners and real estate professionals contribute to healthier living environments and stronger property markets. Look over the accompanying infographic below to learn more.
