Radon Testing When Selling Your Home: Test It Yourself or Hire a Pro

Radon testing and selling a home: what really matters

Let’s cut to the chase. When a home is on the market, buyers care about safety, value, and peace of mind. Radon is one of those topics that sounds technical and a little scary, but it doesn’t have to derail a smooth sale. Here’s the straight truth you can lean on: a homeowner can test for radon themselves or hire a certified professional to do the analysis. It’s not mandatory in every market, but it’s smart to know your options and act accordingly.

Why radon even comes up in real estate

Radon is a colorless, odorless gas that’s found in soil and rocks. It can seep into homes through cracks and openings in foundations. Prolonged exposure at high levels increases the risk of lung health issues. In real estate, buyers often want to know the radon story of a house before they commit. For sellers, addressing radon can remove a potential hurdle, build trust, and sometimes keep negotiations moving forward more smoothly. So let’s treat radon test results as a practical disclosure, not a bargaining trap.

DIY testing versus hiring a pro: which path fits you?

Here’s the thing: you have two solid routes. You can run a radon test yourself with a DIY kit, or you can bring in a certified professional to handle it. Both paths have pluses; your choice comes down to budget, time, and how comfortable you feel with the process.

• DIY test: If you like a hands-on approach and want to save a little money, a home test kit is a reasonable option. You place the device according to the instructions, wait the prescribed period, and then read the result. It’s straightforward and win-win for a seller who wants to move quickly. The drawback? Some buyers or agents may question the setup quality if the process isn’t followed exactly, so you’ll want to follow the kit’s directions carefully and keep documentation.

• Pro test: A certified radon tester brings credibility to the results. This path can feel more “official” in a real estate transaction, especially if you’re in a market that values professional verification. Pros use calibrated equipment and standardized procedures, which can make the result more trustworthy to buyers and lenders. If you anticipate negotiations getting tight, a professional assessment can be a smart investment.

A quick note on the truth: testing isn’t universally mandatory. Some states or local markets encourage radon awareness and testing, and some buyers will request it as a condition of the sale. Others may not. The key is that you have the option to test on your own or to hire a pro—there’s no rule forcing you to rely exclusively on one method.

What you should know about the testing types

Radon tests come in a few flavors, and understanding them helps you explain the process to buyers or agents without getting lost in the jargon.

• Short-term tests: These tests run for a few days to a couple of weeks. They’re handy if you’re trying to speed up a listing or want a rapid snapshot of current conditions. They’re great for getting a quick read before you price your home.

• Long-term tests: These run for several months and give a more accurate picture of average radon levels over time. If your goal is a thorough assessment—perhaps in a home with seasonal radon variations—long-term tests are the way to go.

• Continuous monitoring: Some professional setups provide real-time readings. This type of test can be particularly reassuring to buyers who want ongoing data to gauge how a home behaves over time.

• Test kits and devices: DIY kits typically include charcoal canisters or other passive devices; professionals may use alpha-track monitors or continuous monitors. Each has its place, depending on how precise you want to be and how much time you have.

What happens with the results, and what it means for listing

If the test comes back with levels at or below the EPA’s recommended action level (traditionally 4 pCi/L), you’re in a comfortable zone. Some sellers go a step further and mitigate preemptively when levels are borderline, but that’s a choice based on market patience and your budget.

If the results exceed the action level, you’ll likely have a path to take:

• Mitigation measures: A common fix is a radon mitigation system, which vents radon from beneath the house to the outside. It’s a one-time cost that pays off in buyer confidence and often in faster closing times.

• Negotiation and testing: You can offer to mitigate as a condition of sale, adjust the price, or provide a fresh test after mitigation. Buyers may also ask for proof that the mitigation is functioning properly, so keep the paperwork tidy.

• Timing with disclosures: Radon is a condition you disclose, just like any other known issue. A clear disclosure helps manage expectations and reduces post-closing surprises.

Mitigation costs can vary, but many homes see a sensible return on investment in terms of buyer trust and a smoother escrow. If you’re curious about budgets, a typical residential radon mitigation installation might land in a few thousand dollars, depending on the home’s size, foundation type, and the complexity of the venting system. It’s not something you hope for, but it’s a practical step you can take to protect your price and your timeline.

Speaking with buyers: clarity beats mystery

Be ready to explain radon calmly and plainly. You don’t need to become a radon expert, but you should be able to summarize:

• What the test showed (level in pCi/L).

• Whether you tested yourself or hired a pro.

• If mitigation was done or is planned, and what it involved.

• Any ongoing maintenance or testing commitments you’ve made or can offer.

People respond to transparency. If buyers see you’ve taken the right steps, they feel more secure about the purchase. And when the buyer feels secure, the deal tends to move along more smoothly.

A practical seller’s checklist (quick and simple)

• Decide your testing path: DIY kit or hire a certified tester.

• Schedule testing at a sensible point in the listing timeline (ideally before any offers if you want to address issues up-front).

• Gather and organize all test results, product manuals, and any mitigation paperwork.

• If tests show high levels, get a quote from a radon mitigation contractor and budget for the fix.

• Decide what you’re willing to offer in negotiations (mitigation, price credits, or a post-close remedy).

• Prepare a clear disclosure note for buyers, plus a brief summary you can share to build trust.

• Keep in mind market norms in your area; some buyers expect radon information, others treat it as a bonus detail.

A few gentle digressions that keep things relatable

Radon testing isn’t just about numbers. It’s about turning a potential wall into a bridge. Think of it like checking the weather before a camping trip. If it’s stormy, you don’t ignore it; you adjust your plans. If you’re in a market that prizes green, health-conscious features, a pre-listing radon check can actually be a point in your favor.

And yes, talking about the testing process can feel a little dry. That’s why sharing anecdotes helps—like the time a seller found a simple crack that opened up during a rainstorm and decided to seal it before listing. Small fixes, big confidence boost. You don’t need to be perfect, just proactive.

A closing thought: you’re not alone in this

Real estate is a collaboration. You’ll work with your agent, inspectors, and sometimes a radon professional. The core idea is simple: you have power over how radon testing fits into your listing strategy. You can test yourself or call in a pro. You can address issues now or negotiate them as part of the sale. Either way, clarity is your best ally.

If you’re curious to learn more, lean into credible resources and local guidelines. The goal isn’t to hit a perfect technical mark but to walk buyers through the process with honesty and confidence. When you bring those qualities to the table, you’re not just selling a house—you’re selling peace of mind.

Bottom line

Radon testing is a practical, manageable part of selling a home. The truth you can rely on is simple: you can conduct a test yourself or hire a certified professional for analysis. Not mandatory everywhere, but absolutely sensible in markets that value transparency and care for safety. With clear results, thoughtful mitigation, and straightforward disclosures, you’ll help buyers feel secure—and that’s how steady, confident real estate moves forward.