What if a simple, low-cost test could protect your household and your home sale? Radon is easy to overlook because you cannot see or smell it, yet it matters in East Cobb. If you are buying or selling, adding radon testing to your checklist can prevent surprises and give you leverage at the closing table. In this guide, you will learn why radon testing is smart in our area, how to test, what your results mean, and how to handle mitigation and negotiations. Let’s dive in.
Why radon matters in East Cobb
Radon is a naturally occurring radioactive gas produced by the breakdown of uranium in soil and rock. Long-term exposure to elevated radon increases lung cancer risk. Public health agencies treat it as a preventable environmental carcinogen. You cannot detect radon by sight or smell, so testing is the only way to know a home’s level. The EPA explains this risk and recommended steps in its overview, A Citizen’s Guide to Radon.
Local geology means testing is wise
Northern Georgia sits on complex metamorphic and igneous formations with fractured bedrock and residual soils. These conditions can allow radon to move from the ground into basements, crawlspaces, and slab-on-grade homes. That does not mean every house will be high. It does mean you should test rather than assume.
Screening maps point to potential, not certainty
County-level screening maps classify predicted radon potential. Much of northern Georgia shows higher predicted potential than southern parts of the state. Use the EPA Map of Radon Zones for context, but do not rely on it to judge a specific property. Two neighboring homes can have very different readings.
When and how to test
The EPA recommends you test every home. For real estate, a short-term test is common because it delivers results quickly. If you are planning to live in the home long term, a long-term test gives the best picture of average exposure.
Best timing and house conditions
- You can test any time of year. Winter often shows higher readings because homes stay closed, but elevated radon can occur in any season.
- For short-term tests, keep the home in closed-house conditions for 12 hours before and during the test. Close windows and exterior doors except for normal entry and exit. Avoid unusual HVAC schedules that change normal ventilation.
Test types you can trust
- Short-term tests, 2 to 7 days: charcoal canisters, electret ion chambers, or continuous radon monitors. A continuous radon monitor (CRM) provides hourly data and documented conditions, which is helpful in a transaction.
- Long-term tests, 90 days to 1 year: alpha-track or long-term electret devices capture seasonal variation and give the best estimate of annual average exposure.
Buyers: make testing part of due diligence
- Ask for radon testing during the inspection period. Many buyers request a CRM test for clear data and documentation.
- If the seller provides recent results, request them in writing. If mitigation is needed, require a post-mitigation verification test.
- Include a radon contingency that spells out test method, action level, timing, and who pays for mitigation.
Sellers: pre-test to avoid delays
- Consider testing before you list. Use a long-term test if timing allows, or a CRM short-term test with documented closed-house conditions.
- Keep copies of lab reports, chain-of-custody forms, device calibration certificates, and any mitigation receipts. Buyers appreciate complete records.
What your results mean
The EPA recommends action if your long-term average is at or above 4.0 pCi/L. Many public health groups suggest you consider mitigation if persistent levels are above 2.0 pCi/L, especially for long-term occupancy or vulnerable residents. You can find national guidance on action levels and next steps in A Citizen’s Guide to Radon and the CDC’s overview of radon and health.
- If your short-term test is 4.0 pCi/L or higher, follow up. In a transaction, you can proceed directly to mitigation or confirm with additional testing based on contract terms and timing.
- If your short-term result is slightly below 4.0 pCi/L, consider a long-term test to understand seasonal averages.
Radon mitigation basics
Mitigation is straightforward for most homes and often completed in a day or two. Properly installed systems commonly reduce indoor radon by 90 percent or more, often bringing levels below the 4.0 pCi/L action level.
Common methods
- Sub-slab depressurization for basements or slabs: a suction point is created under the slab and vented above the roofline.
- Crawlspace solutions: a sealed vapor barrier with active depressurization or active ventilation.
- Sealing cracks is helpful but not enough on its own.
- If radon enters from private well water, aeration or granular activated carbon systems are options. Aeration is preferred for higher levels in water.
Costs and timelines
- Typical national cost range: about 800 to 2,500 dollars for a standard sub-slab system. Pricing varies by foundation type, access, and whether multiple suction points are needed.
- Installations usually take a day or two. Scheduling and any required permitting can add time.
Hire certified pros and verify performance
- Work with a contractor certified by a recognized program, such as the National Radon Proficiency Program or organizations aligned with AARST standards.
- Ask for references, proof of insurance, a written estimate, and photos of prior jobs.
- Require post-mitigation testing to confirm results. A CRM short-term test is standard for verification, and you can also plan a long-term test later to confirm seasonal averages.
- Keep records of pre- and post-mitigation results and system details for future buyers.
Ongoing maintenance
Radon systems have a continuously running fan. Check fan operation and piping periodically. A simple manometer or digital monitor can help you see that the system is drawing vacuum as intended.
Radon in real estate: how to handle it
Radon is a solvable issue. Clear contract language and timelines keep your deal on track.
Typical scenarios and solutions
- Buyer finds elevated radon during inspection: seller mitigates before closing, buyer receives a credit and mitigates after closing, parties split costs, or the buyer terminates under a contingency if no agreement is reached.
- Pre-listing test shows elevated levels: seller mitigates before going live, documents results, and markets the home with a new or recent system and post-mitigation test report.
What to include in a radon contingency
- Test method and protocol: for example, a short-term CRM under closed-house conditions.
- The action threshold: commonly 4.0 pCi/L.
- Responsibility for ordering and paying for testing.
- If levels meet or exceed the threshold, who pays for mitigation.
- Timelines for mitigation and post-mitigation verification before closing.
Disclosures and Georgia practice
Radon disclosure requirements vary by state. As of recent guidance, Georgia does not have a widely applicable mandatory statewide radon disclosure law. Local practices and voluntary seller testing are common. Confirm current Georgia disclosure forms and seek local legal or real estate counsel if you are unsure.
East Cobb resources you can trust
- UGA Radon Program: Education, kits, and local guidance. Check for low-cost kits and community programs through the University of Georgia Radon Program.
- Georgia Department of Public Health: State-level contacts and homeowner guidance through the Georgia DPH Radon Program.
- EPA radon maps and homeowner guidance: See the EPA Map of Radon Zones and A Citizen’s Guide to Radon.
- Find certified professionals: Use the NRPP directory to locate certified radon pros. You can also look for providers who follow AARST-ANSI standards.
- CDC radon overview: Health information and prevention steps from the CDC’s radon page.
A simple East Cobb checklist
- Test every home, especially before closing or moving in.
- For transactions, prefer a continuous radon monitor for short-term testing and clear documentation.
- If results are 4.0 pCi/L or higher, arrange mitigation by a certified professional and verify with a post-mitigation test.
- Keep all records: test reports, lab results, mitigation invoices, and verification tests.
- If you are selling, consider pre-listing testing and mitigation to avoid delays.
- If you are buying, include a radon contingency with timelines and verification requirements.
Adding radon testing to your East Cobb checklist protects health, supports clear decisions, and keeps your transaction moving. With the right plan, mitigation is predictable, affordable, and often finished in a day or two. If you want help coordinating testing, interpreting results, or structuring a radon contingency, reach out and get tailored guidance for your situation.
Have questions about testing or negotiating radon in your East Cobb sale or purchase? Let’s talk. I will walk you through smart next steps and connect you with trusted local pros. Unknown Company — Get your instant home valuation.
FAQs
What is radon and why should East Cobb homeowners test?
- Radon is an odorless, colorless radioactive gas from soil and rock. Northern Georgia’s geology can allow radon to enter homes, so testing is the only way to know your level.
When is the best time to test a home in East Cobb?
- You can test year-round. Winter often shows higher readings because homes are closed up, but you should test whenever you are buying, selling, or moving in.
What is the EPA action level and what should I do if I exceed it?
- The EPA recommends action at 4.0 pCi/L or higher. Hire a certified mitigator to install a system and verify with a post-mitigation test.
Should I use a short-term or long-term test during a home purchase?
- Use a short-term test, preferably a continuous radon monitor, for quick results and documentation. Follow with a long-term test later to confirm seasonal averages.
How much does radon mitigation cost and how long does it take?
- Many systems cost about 800 to 2,500 dollars depending on the home. Installation is often finished in a day or two, followed by verification testing.
How do I find a qualified radon mitigator near East Cobb?
- Choose a contractor certified by a recognized program such as the NRPP. Use the NRPP directory to find local pros and ask for references and proof of insurance.
How should radon be handled in a purchase contract?
- Include a radon contingency that specifies the test method, action level, who pays for testing and mitigation, and timelines, plus a requirement for post-mitigation verification.
