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Your Handy Guide to Radon Testing FAQs
Radon is a colorless, odorless, radioactive gas that forms naturally when uranium in soil and rock breaks down, and it’s the second-leading cause of lung cancer in the U.S. and the top cause among non-smokers. It seeps into homes through foundation cracks, sump pumps, and gaps around pipes, and because you can’t see, smell, or taste it, testing is the only way to know if it’s present in your home.
Radon is a naturally occurring gas that can seep into your home through the foundation. It’s invisible, odorless, and tasteless, which makes professional testing the only reliable way to detect it. Long-term exposure to high levels of radon has been linked to health risks, so understanding your home’s levels is an important part of protecting your family.
When added to your inspection, our radon testing provides a clear, science-based measurement of the air quality in your home. We use professional-grade equipment and proven testing methods to give you accurate results and practical next steps if elevated levels are found. It’s an affordable service that offers peace of mind for years to come.
The EPA recommends fixing your home if a test shows 4.0 pCi/L (picocuries per liter) or higher, and suggests considering mitigation for levels between 2 and 4 pCi/L. There’s technically no fully “safe” level of radon exposure risk increases the higher the reading goes but 4.0 pCi/L is the standard action threshold used in Michigan home inspections and real estate transactions.
A standard short-term radon test runs 48 hours and is the type most commonly used during real estate transactions, since it fits within a typical inspection contingency window. Longer-term tests (90 days to a year) give a more complete picture of year-round exposure and are usually recommended only after move-in, or if initial results are borderline.
DIY charcoal test kits ($10–$50) can give you a rough baseline for your own peace of mind, but they’re generally not accepted for real estate transactions, since lenders and title companies typically require testing by a certified, unbiased third-party professional. A professional test also uses tamper-resistant placement and chain-of-custody documentation that protects both buyer and seller if the results are ever disputed.
For a real estate transaction, the EPA recommends placing the test device in the lowest level of the home that could be lived in typically an unfinished basement since radon concentrates at ground level and this gives the most conservative (worst-case) reading. The room must stay in “closed-house” conditions (windows and exterior doors shut, no fans venting outside air) for at least 12 hours before the test starts and throughout the testing period.
If your test shows 4.0 pCi/L or above, the fix is radon mitigation typically a sub-slab depressurization system that vents gas from beneath the foundation up through a pipe and out above the roofline, run by a continuous fan. Mitigation systems in Michigan generally can reduce radon levels by up to 99%, and if you’re mid-purchase, this is often negotiated as a seller credit or repair request rather than a deal-breaker.
Oakland County is classified as EPA Radon Zone 2, meaning moderate predicted radon potential (an average screening level between 2–4 pCi/L), but zone classification is a countywide average, not a guarantee for any individual property. Local soil composition, foundation type, and even the home next door can produce very different readings, which is exactly why the EPA recommends testing every home in every zone, including here in West Bloomfield.
Even homes with a mitigation system in place should be retested every 2 years, since radon levels can shift over time due to foundation settling, renovations, or changes in soil conditions. If you’re buying a home, a fresh test during the inspection period is essential a prior owner’s test result, even a recent one, doesn’t reflect the home’s current condition.
A properly installed, functioning mitigation system is generally viewed as a plus by buyers, not a red flag it signals the radon issue has already been identified and professionally resolved. Many buyers and agents see documented mitigation as more reassuring than a home that’s never been tested at all.