Radon: What Is It?
- Nicholas Beasley
- Jun 1
- 3 min read
When I bought my first home my realtor asked, "Do you want a radon test along with the home inspection?"
My reply: "What it is and how much is it going to cost?"
"It's a toxic gas that comes out of the ground that's bad for you and it costs 250 bucks."
"I'll pass."
It was a decision I came to regret 5 years later when I sold the house. The buyers were wise and had the standard 48-hour test completed. Three days later I got the results, along with a repair request. Come to find out, the radon in the house was above the EPA's recommended "action level," and the buyers wanted a mitigation system installed at a cost of $3,500. It was a hard pill to swallow, but the market was rough and to avoid them walking away I took the hit and paid to have one installed.
If you’re house hunting you’ve probably heard the word “radon” thrown around. But what exactly is it, and why should you care? To help you avoid making the same mistake as me, let explain why radon testing is a must for your peace of mind.
So, What Is Radon?
Radon is an invisible, odorless, and tasteless radioactive gas that comes from the natural breakdown of uranium in soil, rock, and water. It’s all around us in small amounts, and can seep into homes through cracks in foundations, crawlspaces, or even well water, building up to levels that can be harmful. In East Tennessee, our rocky terrain—think limestone and shale—makes radon a bigger concern. Why does this matter? Radon is the second leading cause of lung cancer in the U.S., according to the EPA, and it’s a risk you can’t see coming. The good news? A simple radon test during your home inspection can tell you if there’s a problem.
Radon Is a Big Deal in East Tennessee
The Tennessee Department of Environment and Conservation (TDEC) considers radon to be a serious problem in our state. Tennessee does have higher than the national average of radon in homes. Our region sits on geology that’s prime for radon production. Homes built on slab foundations, crawlspaces, or even manufactured homes can trap radon gas. Combine that with our humid climate, and you’ve got conditions that can pull radon into your living space. The EPA says radon levels above 4 pCi/L (picocuries per liter) are unsafe, and many East Tennessee homes test above this threshold. So, regardless of the home, testing for radon is a smart move to protect your family.
How Do You Find Out If Your Home Has Radon?
Here’s where I come in! I offer radon testing as part of my home inspection services. Professional-grade CRM's (Continuous Radon Monitors) that are annually calibrated in a lab are used to measure radon levels in the home over a period of 48 hours or more. They provide precise data on radon concentrations, reported in picocuries per liter (pCi/L). At the conclusion of the test, we'll discuss the results, and you'll receive a custom report. If levels are high, don’t panic—radon mitigation systems can bring those levels down to safe ranges.
What Can You Do About Radon?
If your home tests high for radon, here are a few steps you can take:
Install a Mitigation System: A professional can set up a system to vent radon gas out of your home. It’s effective and often costs less than you’d think.
Improve Ventilation: Opening windows or using fans can help in some cases, but mitigation systems are more reliable.
Retest Regularly: Radon levels can change over time, so annual testing is a good idea, especially if you renovate or add on to your home.
Don’t Skip the Radon Test!
Purchasing a home is exciting and conducting a radon test is a minor action that can significantly impact your family’s health. No matter where you live in Tennessee, there is the potential for radon to enter your home. Regardless of your zone designation or geographic location, all homes should be tested for radon.
The State of Tennessee has the "Tennessee Radon Program" to inform the public about radon and its effects.
For more info visit: https://www.tn.gov/environment/sustainability/programs/radon.html
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