Texas Home Inspectors Should Test for Radon

Radon is a colorless, odorless gas that occurs naturally as uranium breaks down in soil. This can accumulate in buildings and residences, creating unsafe levels of radon that can lead to major health issues. In fact, prolonged radon exposure is the second leading cause of lung cancer deaths in the United States, an estimated 21,000 per year.

Although average radon levels are lower than in some other parts of the United States, many Texas residences still exceed the EPA’s action level of 4 pCi/L, especially in the Panhandle and North Central Plains. Homes with basements are even more at risk, especially if those basements are used frequently.

The only way to know if a home has high radon levels is to test, as levels can vary from county to county and even from neighborhood to neighborhood. Southwest Radon Eliminators has found homes in Texas with radon levels between 5 and 88 pCi/L, many of them in major metropolitan areas such as DFW, Austin, San Antonio, and Houston.

Since there are no state requirements, dangerous levels of radon often go untested and unreported, leaving potential home buyers unaware. As a home inspector, you have a unique opportunity to educate your fellow Texans about the dangers of radon and provide an opportunity for folks to protect themselves.

We believe radon tests should be a normal part of a home inspection. Many clients are not aware that any home can have high levels of radon, and do not understand the health risks it presents to their family.

That said, we don’t want to create fear or cause issues for buyers, sellers, or realtors. High radon levels in a home can be quickly and easily remedied, so there is never a reason for a client—buyer or seller—to panic. The last thing we want is for a buyer to pass on the perfect house! You can assure them that if a radon test shows high levels of radon, help is available, and you will be able to refer them to a certified radon mitigator.

A radon mitigation system helps ventilate areas with elevated levels of radon by expelling the gas from beneath the foundation before it can get inside the home. When properly installed, radon mitigation is extremely effective, reducing radon levels by as much as 99%.

Radon systems do not decrease a home’s appraisal value; in fact, they are nationally accepted as a home improvement. Because most systems prevent soil air from reaching the home, there may also be other air quality improvements such as lower humidity. These systems also need little maintenance, with operating costs typically less than $10 per month.

Is radon dangerous even at low levels?

Yes! There is no “safe” level of radon—the EPA explicitly states that any radon exposure carries some risk.

Can radon levels fluctuate?

They sure can! Heat, pressure, and other weather conditions can affect radon levels, so not only do they fluctuate seasonally, they can fluctuate through the day/night cycle as well. Continuous radon monitoring is the most accurate test!

The client’s home is still new—is a radon test really necessary?

Yes. Radon comes from the soil, so new construction can still have elevated levels. As radon isn’t a requirement in Texas, radon-resistant new construction methods are not commonly installed by builders.

Does radon testing delay real estate transactions?

Not usually. A standard radon test can take as little as 48 hours, so if it is scheduled early in the process, it’s unlikely to cause any delays.

The home was tested recently—does it need to be tested again?

Ideally, homes should be tested biannually, or even annually if it’s in a higher-risk area of Texas. If the home has been recently renovated or had changes to the HVAC system prior to sale, it should be tested again afterwards.

What about the EPA’s Map of Radon Zones?

Unfortunately, the EPA’s Radon Zone maps were created in 1993, and much of the information is outdated. The Texas Radon Group created an updated map in 2020 with more recent data, showing that radon is more of an issue in Texas than initially thought—especially in homes with basements.