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Understanding Radon Testing in Metro Detroit

What Buyers and Agents Need to Know

"Should I get a radon test?"

I hear this question at nearly every inspection in Metro Detroit. And my answer is always: Yes.

Here's why radon testing matters, what to expect, and how to interpret the results.


What Is Radon and Why Should You Care?

The Basics

Radon is a radioactive gas that comes from the natural breakdown of uranium in soil and rock. It's:

  • Colorless

  • Odorless

  • Tasteless

  • Completely undetectable without testing

Why it matters: Radon is the second leading cause of lung cancer in the United States, responsible for about 21,000 deaths annually according to the EPA. It's the #1 cause of lung cancer among non-smokers.



metro Detroit radon testing

Why Metro Detroit?

Michigan has moderate to high radon potential throughout most of the state. Oakland, Macomb, Wayne, and Washtenaw counties all have areas with elevated radon levels.

The challenge: You can't predict radon levels by neighborhood. Two identical houses next door to each other can have completely different radon levels. The only way to know is to test.


How Radon Gets Into Your Home

Radon moves from soil into your home through:

  • Cracks in foundation walls and floors

  • Construction joints

  • Gaps around service pipes

  • Crawl spaces

  • Well water (less common)

Key point: Your home acts like a vacuum, pulling air (and radon) up from the soil beneath it. This is especially true in:

  • Basements and crawl spaces

  • Homes with poor ventilation

  • Tightly sealed homes (ironically, energy-efficient homes can trap radon)



southeast Michigan radon testing

Understanding Radon Test Results

The EPA Action Level: 4.0 pCi/L

The measurement: Radon is measured in picocuries per liter (pCi/L)

EPA guidance:

  • Below 4.0 pCi/L: No action required (though EPA suggests considering mitigation between 2.0-4.0)

  • 4.0 pCi/L or higher: EPA recommends mitigation

Important context:

  • There is no "safe" level of radon - it's radioactive

  • The EPA action level represents a balance of health risk vs. mitigation cost

  • Lower is always better


Real Metro Detroit Examples

Example 1: The Birmingham Ranch

  • Test result: 1.8 pCi/L

  • Action: None required - well below action level

  • Buyers proceeded without concern


Example 2: The Rochester Colonial

  • Test result: 6.2 pCi/L

  • Action: Mitigation system recommended

  • Sellers installed system before closing ($1,200)

  • Post-mitigation test: 0.8 pCi/L


Example 3: The Bloomfield Hills Home

  • Test result: 12.4 pCi/L

  • Action: Mitigation required

  • Buyers negotiated $1,500 credit for mitigation

  • Post-mitigation result: 0.6 pCi/L

The pattern: Elevated radon is common but easily fixable.


What Happens If Radon Is High?

Don't Panic - Mitigation Works

Radon mitigation systems:

  • Are highly effective (typically reduce levels by 80-99%)

  • Are relatively affordable ($800-2,000 typically)

  • Don't require major construction

  • Come with warranties

The Mitigation Process

How it works:

  1. Licensed contractor installs a pipe system beneath the foundation

  2. Fan pulls radon from beneath the house

  3. Gas vents safely above the roofline

  4. Post-mitigation test confirms success

Timeline:

  • Installation: Usually 1 day

  • Cost: $800-2,000 for typical home

  • Post-test: 48 hours after installation

  • Success rate: Over 95% achieve levels below 2.0 pCi/L


Negotiating Radon Mitigation

Common approaches:

Option 1: Seller installs system before closing

  • Pro: Problem solved, you know it works

  • Con: May delay closing slightly

  • Best when: You want certainty

Option 2: Seller provides credit at closing

  • Pro: You choose contractor, close on time

  • Con: You handle installation after moving

  • Best when: Timing matters

Option 3: Price reduction

  • Pro: Flexibility in addressing it

  • Con: You're responsible for everything

  • Best when: You're comfortable managing it

My recommendation: Request seller installation or credit. Radon mitigation is straightforward, and licensed contractors guarantee their work.


Common Radon Questions

"The neighbors tested and had low radon. Do I still need to test?"

Yes. Radon levels vary dramatically house to house, even in the same neighborhood. Soil composition, foundation differences, and ventilation all affect levels.

"This is an older home. Wouldn't high radon have been discovered already?"

Not necessarily. Many homes have never been tested. Even if previously tested, radon levels can change over time due to foundation settling, soil changes, or home modifications.

"New construction doesn't have radon problems, right?"

Wrong. New homes can have elevated radon. In fact, newer, tightly-sealed energy-efficient homes sometimes trap radon more effectively than older, drafty homes.

"Can I skip the radon test to save money?"

Not recommended. Testing costs $150-175 typically. Mitigation costs much more. Plus, you're buying the home - don't you want to know?

"What if the seller won't let me test?"

Red flag. In Metro Detroit's market, radon testing is standard practice. Refusal suggests either the seller knows there's a problem or doesn't understand current market norms.

"My lender requires radon testing. Why?"

FHA and VA loans require it. Conventional loans often don't, but lenders know radon affects property value and borrower health. It's sound risk management.

"Can radon levels change seasonally?"

Yes. Radon can be higher in winter (closed-house conditions, soil frozen) and lower in summer (open windows, improved ventilation). This is why we test in closed-house conditions - to simulate worst-case.


Radon Testing Best Practices

For Buyers:

Always test, even if:

  • Neighbors tested low

  • Previous owner claims they tested

  • Home is new construction

  • Home has a mitigation system (systems can fail)

Know before you waive:

  • Some buyers waive inspections in competitive markets

  • Don't waive radon testing - it's a health issue, not just a negotiation tool

  • Quick radon tests (48 hours) don't significantly delay offers

Understand your rights:

  • In Michigan, you can request radon testing as part of your inspection contingency

  • Elevated radon is a legitimate reason to request mitigation

  • Don't let agents pressure you to skip testing


For Sellers:

Consider pre-listing radon testing:

  • Know your levels before buyers ask

  • If high, install mitigation proactively

  • Marketing advantage: "Radon mitigation system installed"

If buyers request testing:

  • Allow it - it's standard practice

  • Expect mitigation requests if levels are elevated

  • Budget $1,200-2,000 for system installation

If you have a mitigation system:

  • Provide documentation to buyers

  • Show post-mitigation test results

  • Ensure system is functioning (check manhole cover seal, listen for fan)


When to Re-Test

After mitigation: Always test again to confirm success (48 hours after system installation)

Every 2 years: EPA recommends periodic testing

After major renovations: Foundation work, additions, or HVAC changes can affect radon levels

If system fails: Mitigation systems should run continuously. If the fan stops or you notice issues, re-test.


The Bottom Line on Radon

Testing is simple. 48 hours, minimal cost, valuable information.

Elevated radon is fixable. Mitigation systems work and are affordable.

Your health matters. Radon causes lung cancer. Testing and mitigation protect your family.

It's standard practice. In Metro Detroit, radon testing during home purchases is routine. Don't skip it.

Radon Resources

EPA Radon Information: www.epa.gov/radon

Michigan Radon Program: www.michigan.gov/radon

Find a Mitigation Professional: National Radon Proficiency Program: www.nrpp.infoNational Radon Safety Board: www.nrsb.org

Questions about radon testing?


Contact HHI Services

Erik Hodge, Certified Inspector

248-388-4783

Serving Southeastern Michigan with thorough, fair, and transaction-friendly home inspections.


 
 
 

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