Quick Answer: Radon is a radioactive gas you can't see or smell, and large portions of Ohio and West Virginia sit in the EPA's higher risk zones. A professional test uses a calibrated monitor placed in the lowest livable level for about 48 hours. If the result comes back at or above 4.0 pCi/L, the EPA recommends mitigation, which a qualified contractor can usually handle with a vent pipe and fan system.
What Radon Is and Why Our Region Has So Much of It
Radon forms when uranium in soil and rock breaks down naturally. The gas works its way up through the ground and into buildings through foundation cracks, sump pits, floor drains, crawlspaces, and the tiny gaps around pipes. Outdoors it disperses harmlessly. Indoors it concentrates.
The bedrock under the Ohio Valley happens to be good at producing radon. That's not a scare tactic, it's geology. The EPA maps much of our region in its highest risk categories, and I've seen elevated results in homes of every age and price range. New houses test high. Old houses test high. The house next door can test fine while yours doesn't.
Why You Can't Guess
There's no smell, no stain, no symptom in the house itself. Two identical homes on the same street can have completely different readings because of soil composition, foundation construction, and how each house breathes. The only way to know is measurement.
I hold radon measurement licensure in both Ohio and West Virginia, and I follow EPA measurement protocols on every test. That matters because a sloppy test is worse than no test. Open windows, a monitor placed in the wrong spot, or a test cut short can all produce a number that looks reassuring and means nothing.
How a Professional Radon Test Works
The Setup
I place a calibrated continuous radon monitor in the lowest level of the home that could be used as living space. That's usually the basement. The monitor sits away from exterior doors, windows, drafts, and direct sunlight.
The Test Period
The monitor samples the air continuously for a minimum of 48 hours while the house stays under closed conditions. Normal coming and going is fine. Leaving the basement windows open all weekend is not.
The Results
A continuous monitor gives hourly readings, which lets me see the pattern, not just the average. You get a written report with the result and a clear explanation of what it means.
What the Numbers Mean
The EPA action level is 4.0 pCi/L. At or above that number, the EPA recommends fixing the home. Between 2.0 and 4.0, mitigation is still worth considering, since no level of radon is truly risk free. Below 2.0 is about as good as houses in our region get.
If your result is high, don't panic and don't back out of a deal over it. Radon mitigation is a solved problem. A typical system uses a pipe and fan to pull air from under the slab and vent it above the roof, and a post-mitigation test confirms it worked.
When to Test
Test when you're buying a home, since the inspection window is the cheapest and easiest time to find out. Test if you've never tested, especially if you spend real time in the basement. Retest every few years, after major renovations, or after adding a mitigation system to confirm it's still doing its job.
FAQ
Does a radon test slow down my home purchase?
No. The test runs during the same window as the inspection. I set the monitor, the house sits under normal closed conditions for about 48 hours, and the result comes back before your contingency deadline.
My neighbor tested low. Am I safe?
Not necessarily. Radon varies house to house, even on the same street. Your foundation, your soil contact, and your home's air movement are all different from your neighbor's.
Do home radon kits work?
Charcoal kits can give you a rough first look, but they're sensitive to placement and handling errors. For a real estate transaction, a licensed test with a continuous monitor is the standard, and it's what I provide in both Ohio and West Virginia.
Can a brand-new home have high radon?
Yes. Tight new construction can actually trap more radon than a drafty old farmhouse. Age tells you nothing about radon.
Related Reading
- What to Expect From a Home Inspection in Ohio and West Virginia
- Winter Moisture and Mold: Why Condensation Shows Up in January
- A Fall Safety Checklist for Tri-State Homeowners
Schedule a Licensed Radon Test
I'm John Atkinson, founder of Preferred Inspections, a Certified Professional Inspector licensed for radon measurement in Ohio and West Virginia. Whether you're under contract or you've simply never tested your home, call or text 740.414.0008 or email John@preferredinspections.org and we'll get a monitor in place.
By John Atkinson, Certified Professional Inspector