A home sale is a good moment to learn what the radon level is. Buyers want to know what they are moving into, and sellers want to avoid surprises late in the process. Testing is the only way to know a home's radon level, and the Virginia Department of Health and EPA recommend testing all homes.
This page explains how radon testing fits into a Lynchburg sale, how test conditions are kept consistent, and what to do if the number comes back high. To talk with a local radon professional, call (434) 455-8258. Callers are connected with licensed and insured local contractors. This site is not the contractor.
Testing during the inspection period
During a home sale, radon tests are often done in the inspection period. That timing lets the buyer see a result while there is still room to talk with the seller about next steps. Sellers who test before listing can have a result in hand early.
Radon is a radioactive gas that comes from the natural breakdown of uranium in soil, rock and water. You cannot see, smell or taste it. A home can look perfectly sound and still have an elevated level.
That applies across Lynchburg. Historic homes in Rivermont, Daniel's Hill, Federal Hill and Garland Hill can have radon, and so can newer subdivisions in Forest, Timberlake and Madison Heights. Any home can have a radon problem, new or old, with or without a basement. The Virginia Department of Health also notes that high results have been found in every Virginia county, including counties on EPA's map designated low risk.
How test conditions are kept consistent
A radon result is only useful if the test was done under steady, repeatable conditions. For a short-term test, which stays in place from 2 to 90 days, the home is kept under closed-house conditions. Windows and outside doors stay closed except for normal coming and going.
The device is placed in the lowest lived-in level of the home. That means a finished basement counts, but a spot that nobody uses does not. Placement matters because radon enters from the soil, so levels can differ from one floor to another.
Lynchburg's weather plays a part. Winters are cool, with January averaging about 36 degrees F, so many homes are already shut up tight. Summers are hot and humid, and about 27 days a year reach 90 degrees F. Open windows and fans running during a test can change the reading, which is why a professional will explain what to avoid while the device is in place.
Long-term tests stay in place for more than 90 days and better reflect the year-round average. Most sales do not leave that much time, so short-term tests are the usual fit for an inspection period.
Why an old result may not tell the whole story
Sellers sometimes have a radon test from a previous owner. That result is a useful clue, but it may not reflect the home today. Renovations can change how air moves through a house and how the foundation is sealed or opened up. A finished basement, a new addition or a changed HVAC setup can all matter.
EPA recommends retesting after major renovations. If a past test exists, a buyer can reasonably ask for a fresh one taken under current conditions. A seller who has done work on the home may want a new result too.
What a high result means
Radon is measured in picocuries per liter, written pCi/L. EPA recommends fixing a home if the level is 4 pCi/L or higher. It also says homeowners should consider fixing the home if the level is between 2 and 4 pCi/L.
A high number does not mean the sale has to fall apart. Radon can be reduced. Buyers and sellers can talk through who arranges the work, along with the real estate agent or attorney handling the sale. A local radon professional can look at the home and explain the options.
The usual reduction method is active soil depressurization. A vent pipe and fan draw radon from beneath the foundation and release it above the roof line. Homes with crawl spaces are typically handled by covering the ground with a plastic membrane and venting from beneath it. EPA does not recommend sealing cracks and openings as the only fix. Sealing is used as part of a larger system.
Cost depends on the foundation type, size and layout of the home. A professional gives a quote after looking at the property.
After mitigation
EPA recommends retesting after a mitigation system is installed to confirm it is working. Many systems have a simple pressure gauge that shows the fan is running. EPA also suggests retesting every two years or so. A new owner can keep that in mind after moving in.
Who can test in Virginia
Virginia Code 32.1-229.01 requires current certification from the National Radon Safety Board (NRSB) or the National Radon Proficiency Program (NRPP) to do professional radon testing or mitigation in the state. EPA also recommends hiring a qualified radon professional.
Help is available across Lynchburg and nearby Madison Heights, Forest, Timberlake and Rustburg, as well as the surrounding counties. If you have a closing date in mind, call (434) 455-8258 and ask to be connected with a certified local professional.