A buyer in Evans puts an offer on a home built in 2004. The home inspection comes back clean. The buyer’s agent asks if they’d like a radon test. They say no, figuring a newer home in a moderate-risk county doesn’t need one. They close, move in, and a year later run a radon test out of curiosity. The result: 7.8 pCi/L (picocuries per liter, the standard measurement for radon concentration in air), nearly double the EPA’s action level of 4.0 pCi/L. They’re now looking at $1,200 for a mitigation system they could have negotiated into the sale price.
Radon testing during a real estate transaction is one of the smartest investments a buyer can make and one of the easiest issues for sellers to get ahead of. Here’s how it works in Georgia and South Carolina.
Why It Matters in a Real Estate Transaction
Radon is a naturally occurring radioactive gas that seeps into buildings from the soil. It’s the second leading cause of lung cancer in the United States, responsible for an estimated 21,000 deaths annually according to the EPA. You can’t see it, smell it, or taste it. The only way to know your levels is to test.
Radon levels vary dramatically from one house to the next, even between neighboring homes on the same street. Foundation type, soil composition, construction methods, and seasonal conditions all influence how much radon enters a specific building. A home’s age, price, or condition tells you nothing about its radon levels.
In the CSRA, much of Richmond County, Columbia County, and the surrounding areas fall into EPA Zone 2 (moderate radon potential). But “moderate” doesn’t mean “safe.” Individual homes in Zone 2 and even Zone 3 areas regularly test above the action level. The Georgia Department of Public Health has documented elevated radon levels in every region of the state.
How Testing Works During a Sale
Timing
Radon testing is typically conducted during the inspection period, alongside the standard home inspection. A short-term test takes 48 to 96 hours. The testing device is placed in the lowest livable level of the home (ground floor or finished basement) with doors and windows kept closed as much as practical during the test period.
Continuous radon monitors (CRMs) are the preferred method for real estate transactions. These electronic devices record radon levels hour by hour throughout the test period, producing an average concentration along with a detailed activity log. The activity log tracks temperature and humidity and can indicate if someone tampered with the device or opened windows during the test.
Who Pays
In Georgia and South Carolina, radon testing is typically the buyer’s expense, like the home inspection. Costs generally run $150 to $250 for a professional short-term test. Some home inspectors offer radon testing as an add-on service, while certified radon measurement professionals provide standalone testing.
What the Results Mean
Below 2.0 pCi/L. This is a low result. No action needed. Even the EPA acknowledges that reducing levels below 2.0 pCi/L is difficult, and the risk at this level is minimal.
2.0 to 3.9 pCi/L. Below the EPA action level but not negligible. The EPA suggests considering mitigation in this range, and the World Health Organization’s reference level is 2.7 pCi/L (100 Bq/m3). Some buyers request mitigation in this range, some don’t. It’s a reasonable discussion to have.
4.0 pCi/L and above. At or above the EPA action level. The EPA recommends taking action to reduce radon. In a real estate context, this typically triggers a negotiation.
Negotiating After a High Result
A radon result above 4.0 pCi/L is not a reason to walk away from a home. It’s a known, fixable condition with a well-established solution. Here’s how negotiations typically work:
Seller installs mitigation before closing. The most common resolution. The seller hires a certified mitigation contractor to install a sub-slab depressurization system (SSD), the standard fix that creates negative pressure beneath the foundation to pull radon gas away before it enters the home. Cost is typically $800 to $1,500 for a standard installation. A post-mitigation test confirms the system achieved safe levels.
Seller provides a credit at closing. Some sellers prefer to offer a price credit equal to the estimated cost of mitigation rather than managing the installation themselves. This gives the buyer control over the contractor and timing.
Price reduction. Less common, but in some situations the radon result is factored into a broader negotiation on price along with other inspection findings.
Buyer accepts the condition. The buyer can choose to purchase the home with elevated radon and address it after closing. This is the buyer’s prerogative, but it means absorbing the cost and timeline of mitigation without leverage.
For Sellers: Getting Ahead of It
If you’re selling a pre-owned home in the Augusta area, proactive radon testing before listing offers several advantages:
No surprises. If your home tests below 4.0 pCi/L, you can market it with a clean radon test result. Buyers appreciate the transparency, and it removes a potential obstacle from negotiations.
Time to mitigate on your terms. If your home tests high, you can install a mitigation system before listing. A radon mitigation system is a permanent improvement to the home, and you can market it as a feature: “Radon mitigation system installed, tested at 1.2 pCi/L.” This is far better than having a buyer discover high radon during their inspection and using it as a negotiation chip.
Faster closings. Radon issues discovered during the inspection period can delay closings by two to three weeks while mitigation is installed and post-mitigation testing is completed. Pre-listing testing and mitigation eliminate this delay.
Georgia and South Carolina Specifics
Neither Georgia nor South Carolina requires radon testing during real estate transactions. There is no state-mandated disclosure requirement for radon. However, the general duty to disclose known material defects applies. If you’ve tested your home and know the radon level is elevated, disclosing that information is both legally prudent and ethically straightforward.
Georgia does not require radon mitigation contractors to be licensed at the state level, but national certification programs (NRPP and NRSB) provide professional standards. When hiring a mitigation contractor, whether as a buyer or seller, look for current national certification.
What to Do
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If you’re buying, always include a radon test with your home inspection. The $150 to $250 cost is negligible compared to the information it provides and the negotiating position it creates.
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If you’re selling, consider testing before you list. Knowing your radon level puts you in control of the narrative and the timeline.
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If you’re an agent, recommend radon testing to every buyer client purchasing in the CSRA. It’s a simple recommendation that protects your client and demonstrates due diligence.
If you need radon testing for a real estate transaction or want to discuss what your test results mean, the EnviroPro 360 team is here to help. Reach out any time and we’ll get you taken care of.
