What Utah Homebuyers Should Know About Radon

Radon forms from the natural breakdown of uranium in soil and rock. Pressure differences can draw soil gas through foundation cracks, slab joints, sumps, utility penetrations, crawlspaces, and other openings. New homes and old homes can both test high. Foundation type, construction quality, ventilation, weather, and soil conditions all influence results.

A short-term test is commonly used during due diligence because the transaction timeline is limited. The device should be placed in the lowest level that is or could be regularly occupied and operated under the required closed-house conditions. Buyers should use a qualified tester or reliable protocol and document the test period, device, location, and result.

The EPA action level is 4 picocuries per liter. A result at or above that level generally warrants corrective action. Lower levels are not zero risk, and buyers may consider mitigation at lower concentrations depending on circumstances. A single short-term test is a snapshot. Borderline results may justify confirmatory testing.

The most common mitigation approach is active soil depressurization, which uses piping and a fan to draw radon from beneath the foundation and discharge it above the roofline. Crawlspaces, sumps, or unusual foundations may require different designs. A properly designed system can be effective, but installation quality, fan monitoring, discharge location, and post-mitigation testing matter.

• Seller installs a system before closing.
• Buyer receives a credit and installs after closing.
• Parties escrow funds where appropriate.
• Buyer cancels under a valid due-diligence right.
• Parties obtain a specialist proposal before agreeing on cost.

Test again after the system begins operating. Owners should also retest periodically and after major foundation, HVAC, or ventilation changes. A mitigation system requires electricity and eventual fan replacement.

Radon should be tested, quantified, and handled calmly. The risk is invisible, but the due-diligence process is straightforward and mitigation is commonly available.