Discovering high radon levels during the home buying process can feel overwhelming, but it doesn’t have to be a dealbreaker. Radon is a naturally occurring radioactive gas found in soil across Utah, including the Orem and South Jordan areas, and it can lead to serious health issues. Understanding what radon is, how it’s tested, and what can be done about it puts you in a stronger position to make a confident, informed decision before closing on your next home.
How Does Radon Get Into a House?
Radon forms underground as uranium in soil and rock naturally decays. As the gas rises toward the surface, it can find its way into homes through several entry points, especially in areas like Orem and South Jordan where soil conditions are favorable for radon accumulation. Here are the most common ways radon enters a home:
- Foundation cracks. Even hairline cracks in a poured concrete or block foundation can allow radon gas to seep into your living space from the soil below.
- Gaps around service pipes. Openings where plumbing, electrical, or gas lines penetrate the foundation create direct pathways for radon entry.
- Sump pump pits. Uncovered or poorly sealed sump pits act as open channels between the ground and your home’s interior.
- Crawl spaces. Homes with dirt-floor crawl spaces have large exposed areas where radon can enter freely without a barrier in place.
- Construction joints. The seams where floors meet walls or where concrete was poured at different stages can develop small gaps that allow radon to migrate through.
How Do You Know If a Home Has High Radon?
Radon is colorless, odorless, and tasteless, which means there are no physical warning signs to alert you to its presence. The only way to determine whether a home has high radon levels is through professional radon testing.
During the radon home buying process, a short-term test is typically placed in the lowest livable area of the house for 48 hours or more. These tests measure the concentration of radon in the air and report results in picocuries per liter (pCi/L). The EPA considers levels at or above 4.0 pCi/L actionable, though health organizations like the WHO recommend mitigation at even lower thresholds.
In Utah, roughly 41% of homes test below 2 pCi/L, which means a significant portion still exceed recommended levels. Whether you’re looking at homes in Orem, South Jordan, or the surrounding communities, testing is the only reliable method to know what you’re dealing with before you commit to a purchase.
Should Radon Testing Be Part of Every Home Inspection?
Radon testing should be a standard part of every home inspection, particularly in Utah where elevated levels are common throughout the region. Many homebuyers in Orem and South Jordan are surprised to learn that radon testing isn’t always included in a general inspection — it’s often a separate service that needs to be specifically requested.
Even if a home was previously tested and returned low results, radon levels can shift over time due to changes in soil conditions, structural settling, or modifications to the home’s ventilation. A current test gives you an accurate snapshot of the home’s radon concentration at the time of purchase.
Including radon testing in your home buying checklist also provides leverage during negotiations. If high radon levels are discovered, you can request radon mitigation as a condition of the sale or negotiate credits toward having a professional system installed after closing. It’s a relatively small investment that can shape the outcome of your entire transaction.
What Should You Do If the Radon Test Comes Back High?
A high radon test result doesn’t mean you should walk away from the home. Radon mitigation is a well-established process, and the right system can reduce levels dramatically — often well below EPA guidelines. Here’s what to do if your results come back elevated:
- Don’t panic. High radon levels are common and highly treatable. A qualified mitigation specialist can design a system tailored to the specific home.
- Request mitigation during negotiations. In many real estate transactions, buyers ask the seller to install a radon mitigation system or provide a credit at closing to cover the cost.
- Work with a certified professional. Look for NRPP- or AARST-certified technicians who have experience with local home construction and soil conditions in the Orem and South Jordan areas.
- Get a post-mitigation test. After the system is installed, a follow-up test confirms that radon levels have been reduced to an acceptable range.
- Review the warranty. A reputable provider will back their system with a performance warranty, giving you long-term confidence in the results.
How Much Does a Radon Mitigation System Cost? Who Pays for It?
The cost of a radon mitigation system varies depending on the home’s size, foundation type, and complexity of the installation. For most residential properties in the Orem and South Jordan areas, homebuyers can expect a reasonable investment that pays for itself in health protection and property value. Here’s how the financial side typically works:
- Average cost range. Most residential radon mitigation systems fall between $800 and $2,500, depending on the specifics of the home and system design.
- Seller vs. buyer responsibility. This is negotiable. In many transactions, the seller agrees to cover mitigation costs, especially when high radon levels are discovered during the inspection period.
- Closing credits. Some sellers prefer to offer a credit at closing rather than coordinating the installation themselves, letting the buyer choose their own provider.
- Financing options. Reputable companies, including Utah Radon Defense, offer flexible financing to make the investment more manageable.
- Long-term value. A professionally installed system with a transferable warranty can be a selling point if you decide to list the home in the future.
How Often Should You Retest for Radon After Moving In?
Radon levels aren’t static. They can fluctuate based on seasonal changes, home renovations, shifts in the soil, and even how the home’s HVAC system operates. Ongoing testing is the most reliable way to ensure your home maintains healthy air quality over time. Here’s a general retesting schedule to follow:
- Within the first year. Conduct a long-term radon test (90 days or more) after moving in to establish a reliable baseline for your home’s radon levels.
- Every two years. The EPA recommends retesting at least every two years, even if a mitigation system is in place and functioning properly.
- After major renovations. Any work that alters the foundation, adds new ventilation, or changes the home’s airflow patterns can affect radon entry points and concentrations.
- After HVAC system changes. Replacing your furnace, adding a new air handler, or modifying ductwork can shift pressure dynamics within the home.
- If your mitigation system is serviced or replaced. Always verify performance with a follow-up test to confirm radon levels remain within the target range.
Protect Your Family and Your Investment
Buying a home with high radon levels is not uncommon in Utah, and it’s not a reason to walk away from a property you love. With professional radon testing and a properly designed radon mitigation system, radon can be reduced to levels that are well within recommended guidelines. If you’re navigating the radon home buying process in Orem, South Jordan, or the surrounding areas, contact Utah Radon Defense for trusted guidance and expert service from an NRPP-certified team.