You cannot see or smell radon, yet it can complicate a sale and put health at risk if you ignore it. If you are buying or selling in or near Griffith, Vermont, you want clear steps that keep your deal on track and your home safe. In this guide, you will learn when to test, how to read results, what mitigation typically costs, and how to handle radon in a negotiation using Vermont resources. Let’s dive in.
Radon basics and Vermont facts
Radon is a naturally occurring radioactive gas that can build up indoors. The U.S. Environmental Protection Agency recommends fixing a home at or above 4.0 pCi/L and considering action between 2.0 and 4.0 pCi/L. You can review the EPA’s guidance on the action level and what it means in their overview of the EPA radon action level.
In Vermont, elevated radon is not rare. State data show roughly 1 in 7 Vermont homes tests at or above the EPA action level, and the average indoor level is about 2.5 pCi/L. You can order free or low‑cost test kits through the Vermont Department of Health radon program.
County maps can help you prioritize outreach, but they are not a substitute for testing. The EPA Map of Radon Zones is a screening tool only. Every home can be different, even next door.
When and how to test
Short-term vs. long-term tests
- Short-term tests are common in sales because they deliver results in days, usually 2 to 7 days depending on the device.
- Long-term tests run more than 90 days and better estimate year‑round averages.
- For a move‑in deadline, start with a professional short‑term test or two passive short‑term devices. Learn about common devices from SOS Radon’s device guide.
Test placement and closed-house rules
- Test the lowest lived‑in level, such as a basement if used as living space.
- Place the device at least 20 inches off the floor, away from drafts, exterior walls, kitchens, baths, and heat sources.
- Maintain closed‑house conditions for 12 hours before and during a short‑term test when possible. These basic protocols come from EPA guidance used in real estate and healthcare settings. See the EPA’s physician guide to radon for context.
Who should perform the test
You can use a do‑it‑yourself kit for screening. In a transaction, many buyers request testing by a certified radon measurement professional so results are defensible for both sides. Vermont and national directories list certified pros; see the AARST/NRPP search tool for NRPP‑certified professionals.
Reading results and what to do next
- Below 4.0 pCi/L: No fix is required. You can still do long‑term testing for extra peace of mind.
- At or above 4.0 pCi/L: Do a confirmatory test. If the average of two short‑term tests or a follow‑up long‑term test is at or above 4.0 pCi/L, mitigation is recommended. This aligns with the EPA action level guidance.
- After mitigation: Re‑test to confirm results and check the system periodically.
Mitigation basics and typical costs
Most single‑family homes can be mitigated with sub‑slab depressurization, which uses a vent pipe and in‑line fan to draw soil gases from beneath the slab and release them above the roofline. The EPA reports typical installation costs of about $800 to $3,000+, with many projects between $1,000 and $2,500, depending on house size and complexity. Get written estimates from certified mitigators and confirm post‑mitigation testing is included. Review the EPA’s overview of radon mitigation methods and costs.
Radon in well water
If a home uses a private well, radon in water can add to indoor air levels during showers and laundry. Vermont uses an advisory level of 4,000 pCi/L for radon in water and recommends testing when indoor air is elevated or whenever you rely on a private well. Learn about testing and preferred treatment systems from the Vermont Department of Health’s radon in drinking water page.
Buyer playbook for Griffith
- Add radon testing to your inspection contingency. Specify a certified professional and an accepted device type, such as a continuous monitor or two passive devices run simultaneously.
- If results are elevated, request mitigation by a certified contractor or a price credit based on written bids. Require a post‑mitigation test before closing.
- For step‑by‑step transaction guidance, see the EPA’s Home Buyer’s and Seller’s Guide to Radon.
Seller playbook for Griffith
- Test before you list. A low result can build buyer confidence. If elevated, consider mitigating now and keep your receipts, system details, and post‑mitigation test.
- Disclose what you know. Vermont does not mandate radon testing for every sale, but sellers and agents should disclose known material facts. For background on Vermont disclosure expectations, review the state’s real estate regulations via Cornell Law’s Vermont regulations archive.
- If a buyer’s test is high, be ready to negotiate a fix or a credit and agree on post‑mitigation verification.
Local help and reliable resources
- Vermont Department of Health: Free or low‑cost kits, results dashboards, and guidance on air and water testing. Start here: Vermont radon program.
- Find certified pros: Use the AARST/NRPP directory to locate measurement and mitigation professionals.
- EPA hotlines: Call 1-800-SOS-RADON (1-800-767-7236) for kits or 1-800-55-RADON for information. Details are on the EPA radon hotlines page.
Ready to buy or sell with confidence around radon? Get a clear plan for testing, negotiation, and your next move. Reach out to Alejandrina Perez for practical, step‑by‑step guidance. Hablamos español.
FAQs
What is the EPA radon action level?
- The EPA recommends fixing a home at or above 4.0 pCi/L and considering action between 2.0 and 4.0 pCi/L.
How long does radon testing take during a sale?
- Most short‑term tests take 2 to 7 days, which fits typical inspection timelines; long‑term tests take more than 90 days.
Who pays for mitigation in a Vermont home sale?
- It is negotiable; common outcomes are seller‑paid mitigation, a seller credit based on bids, or the buyer proceeding with a credit after closing.
Are Vermont sellers required to test for radon before listing?
- No statewide rule requires testing, but sellers should disclose known radon information and buyers often request a test during inspections.
How much does a radon mitigation system cost?
- Many homes can be mitigated for about $1,000 to $2,500, with a broader range of roughly $800 to $3,000+ depending on the home.
Do I need to test well water for radon in Vermont?
- If the home uses a private well or indoor air is elevated, test the water; Vermont advises treatment when water results are at or above 4,000 pCi/L.
