Why this deserves a place in your home plan
Radon is a naturally occurring radioactive gas that cannot be seen or smelled. The U.S. Environmental Protection Agency says testing is the only way to know a home’s level and recommends testing all homes. Utah’s Department of Environmental Quality also maintains a state radon program, test-kit resources, and local test-result data.
Do not assume a newer home, a slab-on-grade home, or the house next door answers the question for your property. Soil conditions and the ways gases enter a structure can differ from one home to another. A test is more useful than a guess based on neighborhood, age, or appearance.
For buyers: make the test part of due diligence
Ask whether the seller has a prior radon report, when it was completed, where the device was placed, and whether the home has changed since then. A finished basement, altered ventilation, foundation work, or a mitigation system can all make current documentation more useful than an old number.
Utah DEQ says people buying or selling a home may hire a qualified tester. During a transaction, an independent test also gives both sides a cleaner record of the device, test period, conditions, and result.
Illustrative example
A buyer receives a result above 4 pCi/L during the inspection period. The next move is not to improvise a repair number. The buyer can ask a qualified radon professional for a written scope, confirm who will perform and pay for the work, and specify whether post-mitigation testing is required. The purchase contract and inspection deadlines still control, so the buyer should coordinate with the appropriate real estate, inspection, and radon professionals.
For sellers: reduce uncertainty before it becomes a deadline
A pre-listing test can reveal an issue before a buyer’s inspection clock is running. If the result is elevated, the seller has time to compare qualified professionals, keep invoices and system details, and obtain a follow-up test after mitigation.
That does not mean every seller should order every possible inspection before listing. The practical question is whether earlier information would help you price, prepare, and document the home with fewer surprises. Ask your agent how testing and any known result should be handled under the current contract and disclosure rules; this guide is general information, not legal advice.
For new construction: ask what was built, then test
“New” does not mean “tested.” EPA advises buyers of newly built homes to ask whether radon-resistant construction features were installed and to test the home after occupancy. Passive features may also be designed so a qualified professional can add a fan if testing shows that active mitigation is needed.
Before signing, ask the builder to identify the radon features in the plans or specifications. After the home is complete, keep the test result with the warranty and closing records. The feature list and the measured result answer two different questions; you want both.
A simple, defensible process
- Choose the right test. Follow the device instructions and Utah DEQ placement guidance. For a transaction, consider a qualified independent tester.
- Protect the test conditions. Short-term tests depend on correct placement, timing, and closed-house conditions. Do not move or interfere with the device.
- Read the average, not a single spike. Use the official report and the measurement in pCi/L.
- Respond to the verified result. At or above 4 pCi/L, EPA recommends mitigation. Use a qualified radon professional for reduction work.
- Retest after work. CDC and EPA guidance calls for confirming that repairs reduced the level. Keep the report and system documentation.
Source-supported next steps
Start with the Utah DEQ Radon Program, its home-testing instructions, and its real-estate transaction guidance. For the federal action level and transaction framework, read EPA’s real-estate resources and new-construction guidance.
The main point is straightforward: a home’s radon level is measurable, and an elevated result is manageable. Good decisions come from a valid test, qualified help, clear documents, and enough time to act.