You cannot see radon. You cannot smell it. You find out about it when a test comes back with a number that makes you stop. Maybe a home inspector flagged it when you bought the house. Maybe you ran a test kit last winter. Maybe a neighbor mentioned it. Now you want to sell a house with radon, and the question is whether you have to fix it first.
The short answer? You generally will not be forced to fix radon just to sell, but you should expect to disclose what you know, and EPA recommends fixing a reading of 4 pCi/L or higher. This guide covers what radon is, how testing, disclosure and mitigation differ, how radon changes a listed sale, and how a cash sale compares if you would rather sell the house as it is than install a system first.
This article is general information, not legal, health or environmental advice. Rules differ. Radon rules vary by state and sometimes by locality, and no two houses are alike, so check with your state radon office or health department and a licensed professional about your own situation.
What Radon Is and Why It Matters When You Sell
Radon is a radioactive gas that forms when uranium in soil, rock and water breaks down. It moves up through the ground and enters a house through cracks and other openings in the foundation, and it can also come in through well water. Because you cannot sense it, it can come to light during a real estate transaction. A test is the only way to know.
The EPA says radon is the second leading cause of lung cancer in the United States, responsible for about 21,000 lung cancer deaths every year, and that there is no known safe level of exposure. Its action level for radon is 4 picocuries per liter (pCi/L). EPA also recommends that people consider fixing a home when readings fall between 2 and 4 pCi/L.
Any house can have a problem. Yes, any. EPA's seller's guide says new and old homes, drafty and well-sealed homes, and homes with or without basements can all have elevated radon, and that nearly one in 15 U.S. homes is estimated to be at 4 pCi/L or more. Your neighbor's reading tells you nothing about yours. Only a test does. Really.
Do You Have to Fix Radon Before Selling?
Generally, no. Radon testing and disclosure rules for home sales can be set by states and local governments, and they vary. We are not aware of a rule that makes a seller install a radon system before closing, though a contract, a buyer's request or a local rule can add requirements, so confirm with a local attorney or your state radon office.
It helps to separate three things people often blur together.
- Testing: finding out what the radon level actually is.
- Disclosure: telling a buyer what you know about it.
- Mitigation: installing a system that lowers the level.
EPA's Home Buyer's and Seller's Guide to Radon recommends that sellers test before putting the home on the market and, if necessary, lower the radon level, and it suggests keeping the test results and any records of the fix, because they can be a selling point. That is a recommendation, not a legal requirement. It is also practical advice. Fixing the problem early gives you more time.
What You May Need to Disclose
Disclosure rules differ by state. Some states ask sellers to share any radon test results they know of, or to say whether the home has ever been tested. Others fold radon into a general list of defects. If you know the house tested high and say nothing, you may face legal trouble after closing, depending on your state. Not worth it.
If you have never tested and know of no problem, an honest answer may simply be that you do not know, but check how your state's form words the question. That is different from leaving out something you actually know.
How Radon Complicates a Traditional Sale
Radon does not have to stop a sale. It can show up at awkward moments in a listed sale, usually just when you thought the inspection was behind you. Here is how.
Buyers may test. EPA recommends that buyers know the radon level of any home they consider buying. A buyer may accept your results, or may ask for a new test, especially if your last test is not recent (EPA gives within two years as an example), you have renovated since, or they plan to use a lower level of the house than the one you tested.
An elevated reading becomes a negotiation. EPA's guide says that when high levels turn up during a sale, the buyer and the seller should discuss the timing and the cost of reducing radon. In practice that can mean a request for a mitigation system. Or a price credit. Or a delay while the work is done.
A result near the line creates doubt. EPA notes that short-term tests can be used to decide whether to reduce a home's levels, but the closer a short-term result is to 4 pCi/L, the less certain it is whether the year-round average is above or below that level. That uncertainty can lead to a second test and more waiting. Neither is fun.
Some buyers hesitate. Not everyone is comfortable with a radon reading, and a few may walk away. That said, EPA says that where radon problems have been fixed, home sales have not been blocked. A working mitigation system with documentation can reassure a buyer instead of scaring them. Paper matters.
Listing vs. Cash Sale When Radon Is the Issue
A listing can bring in more money, especially if you have both the time and the money to test, fix the problem and document it. EPA says most homes can be fixed for about the same cost as other common home repairs. A cash sale is for sellers who would rather not do that, and the price is below market value. Our cash offer vs. listing comparison goes through the numbers in general.
| Factor | Traditional Listed Sale | Cash Sale (As-Is) |
|---|---|---|
| Radon test before the sale | A buyer may ask for one | Not required by Eagle, though we ask what you know |
| Mitigation before closing | May come up in negotiation | Not something you have to complete first |
| Disclosure of what you know | Required where state law applies | Required where state law applies |
| Lender involvement | A lender may have its own requirements | No buyer mortgage lender when the purchase is paid in cash |
| Buyer can renegotiate | Possible, after inspection | The offer already reflects what we know about the property |
| Price | Can be higher if you fix and document the problem | Below market value |
Disclosure is the same either way. What changes is everything that follows it.
What a Cash Sale Looks Like When Radon Is in the Picture
Eagle Cash Buyers evaluates properties in 43 states. Whether we can make an offer depends on the property, the title and our buying criteria. Here is how it generally works.
Tell us what you know. Share any test results. Say who did the test and when. Mention any mitigation system in the house. If you have not tested, say so. You do not need to install a system before you call. Just call.
The reading is part of the picture. A known radon problem is one of several condition issues we consider when we price a house, alongside location and the market. It is not the only one. When the purchase is paid in cash, there is no buyer's lender requiring a passing radon result before closing.
You pick the closing date. Closings can happen in as little as 21 to 42 days, or longer if you need more time. Eagle pays the closing costs except your mortgage payoff, any back taxes or liens, and your share of transfer tax, and there is no agent commission on a direct sale. Eagle may buy the property directly or assign the contract to another buyer, and that is disclosed in the agreement before you sign. Our how it works page has the steps.
If radon is one of several problems, our guides to selling a house as-is and selling with code violations cover similar ground, and so does our guide to selling a house with lead paint.
What to Have Ready When You Disclose Radon
You do not have to test before you reach out. A little preparation still saves time.
- Find any existing test results. Look for reports from you, a previous owner or a home inspector.
- Gather mitigation records. If a system is installed, note who installed it and whether it was retested.
- Check your state's disclosure form. If your state uses one, see whether it asks about radon. Knowing the question helps you answer it.
- Do not guess or leave things out. Not knowing is an acceptable answer. Hiding something you know is not. Simple.
Frequently Asked Questions
Should I test for radon before selling?
EPA recommends testing for radon gas before you put the home on the market, and a buyer may ask for a test anyway. Whether your state or locality requires testing or disclosure varies, so check with your state radon office or a local attorney. Use a qualified tester and follow your state's testing rules.
Can I sell a house with high radon levels?
Yes. A common path is to disclose what you know about elevated radon and then either fix it, negotiate with the buyer or sell to a buyer who accepts the house as it is, and which one suits you depends mostly on your time and your budget. Check your state's rules with a local attorney.
If I sell for cash, do I skip radon disclosure?
Generally, no. Disclosure duties usually depend on your state's law and on what you know, not on how the buyer pays. A cash sale removes the buyer's lender and the financing contingency. It does not remove your obligation to be honest. That stays. A local attorney can tell you what your state requires.
How much does radon mitigation cost?
It depends on how the house was built and other factors. EPA says most homes can be fixed for about the same cost as other common home repairs, and it recommends getting estimates from one or more qualified mitigators. In most cases a radon reduction system with a vent pipe and fan, called sub-slab depressurization, is used.
What radon level requires action?
EPA recommends fixing a home with radon readings of 4 pCi/L or higher and says to consider fixing between 2 and 4 pCi/L. It also says there is no known safe level of radon.
Will a radon reading lower a cash offer?
It can. A known radon issue is part of a property's overall condition. It may affect the price. It may be less of a deal-breaker for a cash buyer than for one who needs a mortgage, but the offer is still below market value.
The Bottom Line
Radon disclosure is about letting buyers know what they are buying. Test, disclose and mitigate are three separate steps. Of the three, disclosure is the one most likely to carry a legal duty, depending on your state.
In a listed sale, an elevated reading can turn into a negotiation, a second test or a delay. If you have the time and money to fix it and keep the records, you may get a better price. If you do not, a cash sale lets you sell the house as it is, at a price below market, with your disclosure done and the closing date yours to pick.
Not sure which option fits your situation? See all of our services.
