Beware of Radon in Your Home: What Buyers and Owners Need to Know

Radon is a colorless, odorless, radioactive gas that occurs naturally in the environment — and it's the second leading cause of lung cancer in the United States, responsible for approximately 21,000 deaths per year according to the EPA. Yet most homeowners have never tested their home for it.

If you're buying a home or haven't tested your current home, this is information you need.

What Is Radon?

Radon is a naturally occurring radioactive gas produced by the decay of uranium in soil and rock. It seeps up through the ground and can accumulate in buildings, particularly in basements and lower levels where ventilation is limited.

Radon is measured in picocuries per liter (pCi/L). The EPA recommends taking action if radon levels reach 4 pCi/L or higher. The average indoor radon level in the U.S. is about 1.3 pCi/L; outdoor levels average about 0.4 pCi/L.

Why Michigan Homes Are at Risk

Michigan has significant radon risk due to its geology. The state sits on glacial deposits and certain rock formations that are naturally higher in uranium. Many areas of Michigan — including parts of Southeast Michigan — have elevated radon potential.

The Michigan Department of Health and Human Services recommends that all Michigan homes be tested for radon.

How Does Radon Enter a Home?

Radon enters homes through:

• Cracks in foundation floors and walls
• Construction joints
• Gaps around service pipes
• Crawl spaces
• Well water (in some cases)

Any home — regardless of age, construction type, or location — can have elevated radon levels. New homes can have high radon just as easily as older ones.

How to Test for Radon

Testing is the only way to know if your home has elevated radon levels. There are two main options:

Short-Term Tests

• Inexpensive test kits available at hardware stores ($15–$30)
• Left in place for 2–7 days
• Good for initial screening

Long-Term Tests

• Left in place for 90 days to a year
• Provide a more accurate picture of average radon levels
• Better for understanding your true exposure

Professional Testing

• A certified radon measurement professional conducts the test
• Often used during real estate transactions
• Results typically available within a few days

What to Do If Radon Levels Are High

If your test shows levels at or above 4 pCi/L, the EPA recommends mitigation. The most common and effective solution is a sub-slab depressurization system (also called a radon mitigation system):

• A pipe is installed through the foundation floor
• A fan draws radon from beneath the slab and vents it outside
• Cost typically ranges from $800–$2,500
• Reduces radon levels by up to 99% in most cases
• Should be installed by a certified radon mitigation contractor

Radon and Real Estate Transactions

Radon testing is a standard part of the home inspection process in Michigan. As a buyer, you should:

1. Request a radon test as part of your inspection contingency
2. Review the results — anything at or above 4 pCi/L warrants attention
3. Negotiate mitigation — if levels are elevated, you can ask the seller to install a mitigation system or provide a credit for the cost

As a seller, proactively testing and mitigating radon before listing can:

• Remove a potential deal-killer from the transaction
• Give buyers confidence in the home's safety
• Potentially justify a higher asking price

The Bottom Line

Radon is a serious but entirely manageable health risk. Testing is inexpensive, mitigation is effective, and the peace of mind is priceless. If you haven't tested your home — or if you're buying a home that hasn't been tested — make it a priority.

Don't let a silent, invisible gas be the thing you wish you'd addressed sooner.