Radon Testing in Orange County, NY Homes: What Buyers and Sellers Should Know

By Ammar Iqbal | Real Estate Salesperson, eXp Realty

Radon comes up in a lot of home sales across Orange County, NY. Buyers ask if they should test, and sellers wonder what happens if a test comes back high. Here is a simple guide. For more about life in the area, see my Middletown, NY neighborhood guide.

What is radon?

Radon is a natural gas that comes from uranium breaking down in soil and rock. You cannot see, smell or taste it. It can seep into homes through cracks in the foundation, sump pits and gaps around pipes, and it tends to build up in basements and lower levels. Long-term exposure is a known cause of lung cancer, which is why health agencies recommend testing.

Is radon a problem in Orange County?

Radon levels vary from house to house, even on the same street. Two neighbors can get very different results. The New York State Department of Health recommends testing homes even in areas with lower average levels. The only way to know about a specific home is to test it.

What number is considered high?

Radon is measured in picocuries per liter (pCi/L). The U.S. EPA recommends fixing a home if the level is 4 pCi/L or higher. Many experts suggest thinking about it even between 2 and 4.

Testing when you buy

Radon testing is usually added to your home inspection. A short-term test runs for a couple of days with the house kept closed up. It is an inexpensive add-on and worth doing, especially for homes with basements. My Orange County home inspection checklist explains the other tests buyers often add.

What if the test comes back high?

High radon is usually fixable. The most common solution is a mitigation system: a pipe and fan that pull gas from under the foundation and vent it above the roof. A certified radon mitigation contractor can install one, often in a day. Buyers often ask the seller to install a system or give a credit toward one. A follow-up test should confirm the levels dropped.

Tips for sellers

If you already have a mitigation system, keep the receipts and any recent test results to share with buyers. If you never tested, you may want to test before listing so there are no surprises. Thinking about selling? Start with a free home value estimate.

Shopping for a home?

Browse current homes for sale in Middletown, NY and nearby Orange County towns. If you want help understanding inspection results, including radon, contact me anytime.