When someone is buying a home, there are a lot of things competing for attention. The roof, foundation, plumbing, HVAC, electrical system, windows, drainage, and overall condition of the home all matter. With so much to think about, it can be tempting to look at radon testing as an “extra.”
In my opinion, that is the wrong way to look at it.
For Michigan buyers and homeowners, radon testing is one of the most practical, low-cost forms of risk management available during a home inspection. The cost of finding out later can be far greater than the cost of simply testing during the inspection period.
Radon is not something you can see, smell, or taste. A home can be clean, updated, well-maintained, and located in a desirable neighborhood and still have elevated radon levels. The only way to know is to test.
What Is Radon?
Radon is a naturally occurring radioactive gas that comes from the breakdown of uranium in soil and rock. It can move up through the ground and enter a home through openings in the foundation, cracks, gaps around pipes, sump openings, crawlspaces, or other pathways.
The part that makes radon especially important is that it is invisible. You cannot walk into a basement and know whether the radon level is acceptable. You cannot tell by the age of the home, the price of the home, or how nice the finishes are.
That is why testing matters.
Why Radon Matters in Michigan
Michigan has areas where elevated radon levels are a real concern. That does not mean every home will test high, and it does not mean buyers should panic. It simply means Michigan homeowners should take the issue seriously enough to test.
One of the common misunderstandings I hear is the idea that radon is only a concern in older homes, neglected homes, or homes with obvious foundation problems. That is not true.
Newer homes can test high. Nicer homes can test high. Homes with finished basements can test high. Homes in good neighborhoods can test high.
Radon is not judging the quality of the kitchen cabinets or the curb appeal. It is coming from the ground under and around the home. That means the only responsible answer is to measure it.
Radon Testing Is Low-Cost Risk Management
During a real estate transaction, buyers are already making one of the largest financial decisions of their lives. They are reviewing inspection findings, thinking about repairs, negotiating terms, and planning for moving expenses.
Compared to the size of the investment, a radon test is a relatively small cost that can provide very useful information.
If the result is low, the buyer gains peace of mind. If the result is elevated, the buyer now knows there is an issue that can be addressed. Either way, the buyer is better informed.
That is why I view radon testing as risk management, not an upsell.
The Only Bad Radon Result Is the One You Never Tested For
My main opinion on radon is simple: the only bad radon result is the one you never tested for.
If a home tests low, great. Now you know.
If a home tests elevated, that does not mean the deal is over. It means the buyer has important information and can decide how to handle it. In many cases, radon can be mitigated with a properly installed system.
The real problem is not a high result. The real problem is moving into a home, finishing the basement, setting up bedrooms or living space downstairs, and finding out later that the radon level should have been addressed years earlier.
Testing gives the buyer knowledge at the right time.
A Nice Newer Home Can Still Test High
One pattern that stands out in this business is how often people assume a nice home is automatically a low-risk home.
I have seen situations where a newer, well-kept home looked great during the inspection. The finishes were nice. The basement looked clean. Nothing about the home gave the buyer an obvious reason to worry about radon.
But the radon test came back elevated.
That is exactly why guessing is not enough. You cannot look at a home and know the radon level. You cannot rely on the neighborhood. You cannot assume that because the house looks well built, the radon level must be acceptable.
A professional test gives the buyer real information instead of assumptions.
Radon Testing Can Also Give Peace of Mind
Not every radon test comes back elevated. Sometimes the most valuable result is confirmation that the level was not a major concern at the time of testing.
That peace of mind has value.
Buying a home is stressful enough. Buyers are already processing a lot of information from the inspection. When a radon test comes back within an acceptable range, it can remove one more unknown from the decision.
That is one of the reasons I like testing during the home inspection process. It helps replace uncertainty with information.
How Long Does a Radon Test Run?
In a typical real estate inspection setting, a short-term radon test is commonly run for a minimum of 48 hours.
That testing window matters because radon levels can fluctuate. The goal is to collect a meaningful measurement over time rather than relying on a quick snapshot.
For buyers, this means the radon test usually needs to be planned early in the inspection process. It is not something that should be treated as an afterthought on the last day of the inspection period.
Where Is the Radon Monitor Placed?
The radon monitor is typically placed in the lowest suitable livable area of the home. In many Michigan homes, that means the basement.
Placement matters. The monitor should not be placed just anywhere. It needs to be positioned in a location that gives a reasonable measurement and avoids conditions that could interfere with the test.
A professional radon test is not just about owning a monitor. It is about knowing where to place it, how to set it up, how to document the conditions, and how to interpret the result.
Why Closed-House Conditions Matter
Closed-house conditions are an important part of short-term radon testing.
In simple terms, the home needs to be kept under normal closed conditions before and during the test. That generally means keeping windows and exterior doors closed, except for normal entry and exit.
This matters because open windows, unusual ventilation, or other changes to the home’s air movement can affect the test. The goal is to measure the home under appropriate testing conditions, not under conditions that artificially lower or distort the result.
For buyers, this is another reason professional testing is valuable. The process needs to be handled correctly.
What Number Is Considered Elevated?
The commonly used EPA action level for radon is 4.0 pCi/L.
If the radon result is at or above that level, mitigation is generally recommended. That does not mean a buyer should panic. It means the result should be taken seriously and the next step should be discussed.
A good inspector should explain the result clearly, without drama. The buyer should understand what the number means, why it matters, and what type of professional can evaluate or install a mitigation system if needed.
Why You Should Not Guess Based on the Neighborhood
One of the biggest mistakes buyers can make is assuming that a home does not need a radon test because of the neighborhood.
Radon does not follow property lines neatly. One home can test low while another home nearby tests elevated. Soil conditions, foundation details, construction methods, ventilation, cracks, and other factors can all affect the radon level in a specific house.
The question is not, “Do homes around here have radon?”
The better question is, “What is the radon level in this home?”
That question can only be answered by testing.
Why Radon Testing Belongs With the Home Inspection
The home inspection is about understanding the home before you fully commit to it. Radon testing fits naturally into that process.
During the inspection period, buyers are trying to understand condition, risk, safety, and future cost. Radon belongs in that conversation because it is a hidden condition that can affect how a buyer thinks about the home.
The inspection looks at the visible systems and components. The radon test helps answer a question the inspector cannot answer visually.
Together, they give the buyer a more complete picture.
Final Thoughts
Every Michigan buyer and homeowner should strongly consider radon testing because it is practical, affordable risk management.
Radon cannot be seen, smelled, or tasted. Michigan has areas with elevated radon risk. Newer and nicer homes can still test high. A clean basement does not prove the radon level is acceptable. A good neighborhood does not guarantee a low result.
The only way to know is to test.
A radon test can uncover an issue that needs to be addressed, or it can give the buyer valuable peace of mind. Either outcome is useful.
The only bad radon result is the one you never tested for.