Is the agreement of sale subject to a radon test? If so, have the test done and if levels come back at 4 pc/l or above then ask the seller to remediate. If it is not subject to a radon test then you have no recourse regarding radon.

Have the seller remediate the problem cost about 750-1250.

Hi Sam, congrats on your offer being accepted. Have the radon level checked during your home inspection and if above acceptable standards, ask the seller to remediate after which the radon level will be rechecked to be sure the system is working properly. Remediation involves venting radon gas from ground and up and out with the use of fan. Since radon is a fact of life in our area, it is not surprising when it is found. Once remediated, you can rest easy and enjoy your home and use of your basement space if that is part of your plan. I've had homes that I've sold test out lower than the outside air after remediation.

If you find that the radon level is over acceptable standards and the seller refuses to remediate, then you can reconsider whether to move ahead.

As I remind my buyers, during the Inspection contingency phase, the buyer has the right to ask, and the seller has the right to respond. Radon is an environmental matter that clears the hurdle of reasonable issues to raise during inspection.

Good luck and best,
Jeannie Feenick
Weichert Realtors
Search and connect at http://www.feenick.com

Has somebody explained Radon levels to you. There is a good booklet put out by the EPA. called A Consumers Guide to Radon, I think. Copy and paste this link into your browser and get yourself a little education on the subject.

http://www.epa.gov/radon/pubs/citguide.html Sorry, it;s not a hot link, so copy and paste.

As you will find out in the booklet, your level at 4.5 (I assume that is pico curies per litre) is at the very low end of the range that is considered noteworthy.

If we were in a very hot market, then you might decide to take the home and have further testing done for your family after you purchase the home. In this market you probably have some time to investigate before you decide if this is the right home for you. ( and your offer is less likely to be rejected because you ask for time to retest) In Pennsylvania, to the best of my knowledge, it is not mandatory for the seller to provide a Radon test, or Radon mitiation.

I can tell you from experience that it would not be surprising if you ran your test several times and found that some of the results came in under the 4 picu/l that is deemed "safe", Another test might come at a considerable higher level. Depending on the test method used, and the placement of the monitor or canister, readings may vary widely if doors and windows are opened and closed, if the barometric pressure is high or low, etc.

I don't want to confuse you, but the point is that if you are very concerned about Radon and its possible effects, then ask the seller to mitigate. If not, then make save you amo for an issue that is more important to you. In Lancaster and York Counties you could get a mitigation system installed for something in the $900 to $1400 dollar range the last time I checked.

Would you give up a home that you love for that kind of money? The choice has to be up to you.

But do read that booklet. I think you will find it informative.

Eileen Musser, EcoBroker (and former Medical Technologist/Laboratory Scientist)

I would hope that The Agreement of Sale section 13 (Status of Radon) was filled out as follows:

Subsection (A) "Seller knowledge" should have the first block checked. This shows the the seller DOES have knowledge of Radon and the Date, Type of Test and Results are to be written in. Hopefully the second block can be checked and information added for Radon Reduction measures.

If block 1 and/or 2 was not checked, then in subsection (B) "Radon Inspection Contingency", the block should be checked next to "Elected" along with the "days" and choice of option.

If the Agreement of Sale was not written in the above fashion, you may have a tougher battle on your hands and shame on your agent for not writing it up properly. Radon mitigation is, however, fairly inexpensive and something could easily be worked out. Either with price, having funds put in escrow until the work is done, or even having the seller get the mitigation done.

Good luck and I hope that helps.

Terrence Charest

4.5 is right over the brink. It should be 4.0 or less. I wonder if they had a mitigation system installed or whether they felt it was just too close to bother. If you had it tested again, it may just come in under 4.0. But definitely put that in the contract that you would like the inspection. You def should have the seller pay for the mitigation system. They may give you a hard time if it does come in under 4. though. I have a sale pending right now where it was disclosed that there was radon, but they actually do have a mitigation system. You really want the system installed by the sellers before you close or when you go to sell, the buyers will have you pay to install it. It's a buyers market....the buyers have been pretty much getting what they want. I also have a foreclosed, bank-owned house pending for sale "as is". The bank just gave my buyers $1700 towards mold mitigation and a few minor septic issues. Pretty cool. Like I said, it's a buyers market and the sellers would be foolish not to mitigate for you.

As part of the Inspection Report Addendum (I can only presume that since your offer has been accepted you are in that 10-15 day window to have inspections done) make sure to specify that the seller must have a Radon Mitigation System installed at their expense. Your agent is most likely helping you pick or has already picked inspectors for home, wood infestation, and radon; make sure the inspector will be doing an "Active" Radon test (they almost always do). The Inspector will want to see the disclosure before doing anything, so make sure to have it handy.

Most contractors that specialize in indoor air quality type work can get it done in 2-4 days depending on the specific layout of the home. I'd recommend that you require the seller to have the system installed and have the home retested (all at their expense mind you) before the Mortgage Commitment date... don't let this go until Closing.

Require them to use the same Radon Inspection company that you used. Apples to Apples.
Hope this helps.
Nothing here that your agent wouldn't tell you.