Atul Gupta, Home Buyer in Bridgewater, NJ

How does high level of Radon effects home prices. We are trying to buy a home in South Brunswick area. Need help to understand this subject thoroughly

Asked by Atul Gupta, Bridgewater, NJ Fri Mar 1, 2013

Help the community by answering this question:


John Sacktig’s answer
Facts About Radon

Radon gas is found in homes all over the U.S. Radon is an invisible and odorless radioactive gas. Elevated levels of radon have been found in homes all across the country. Any home in any state may have a radon problem: new and old homes, well-sealed and drafty homes, and homes with or without basements. Radon gas gets into all types of buildings, including office buildings and schools.

You and your family receive the greatest radiation dose in your home. That's where you spend most time - 70 to 75 percent, more for small children. The average person receives each year more radiation from radon than from all other natural or man-made sources combined. Over the years, the accumulated radiation exposure may exceed the exposure of uranium miners.

How buildings draw radon from the ground

The air pressure inside homes is slightly lower than in the ground (typically 0.7-1.4 psi vacuum), which draws in radon gas from several feet away. Combustion appliances, like furnaces, hot water heaters and fireplaces, as well as exhaust fans and vents reduce the indoor pressure indoor. The warm air inside buildings moves upwards like inside a stack and this "stack effect" reduces the air pressure on lower floors. Strong winds create a vacuum on the downwind side by the Bernoulli effect. When the ground is frozen or soaked by rain, the "bottled up" radon gas in the ground moves to the warm and permeable gravel and disturbed ground around the house.

Radon Reduction Methods

The most popular radon mitigation technology is called "sub-slab depressurization" or "sub-slab suction." The "sub-slab depressurization" technique removes radon-laden air from beneath the foundation and vents it outside the house by installing a fan and inserting a pipe through the foundation into the aggregate below, running it to a point outside the shell of the house. A similar technique, "sub-membrane depressurization," which is effective in buildings with earth-floored crawlspaces or basements, uses a plastic barrier over the soil as a collection cover. Another depressurization technique for preventing radon entry, "blockwall depressurization," uses a fan and duct work to draw suction on the hollow interior cavities of a concrete block wall. By keeping the air pressure within the block wall lower than the air pressure in the basement, the soil gas is removed before it can enter the basement.
After the radon reduction procedure is complete, the home should be retested. Most radon reduction systems include a monitor that will alert the homeowner if the system needs servicing.
1 vote Thank Flag Link Fri Mar 1, 2013
Once the proper remediation is made, if the presence of high levels of radon are found, it really should not affect the price of a home significantly.

As previously stated, radon is found all over the country, in every type of building, and in NJ in some towns or even neighborhoods more than others. I personally have sold homes with the remediation system in place with no significant decrease in the fair market value compared to other homes without the system.

If the home you ae buying has tested high for radon, the remediation company will be able to explain how the system works, how the system monitors the radon levels, and other pertinent details about the system, and radon in general.

It's up to the SELLER to fix the problem, not you.
1 vote Thank Flag Link Sat Mar 2, 2013
John below gave you a very good detailed explanation. It is recommendable to check if there are elevated Radon level in a home one intends to buy.... You have then as a buyer two choices to ask the
seller to have a company come in and have a radon reduction system installed, or you ask the seller
for a credit after getting estimates for it for that particular home, to have it done yourself before you move in, and have it retested. Most Buyers will want the Seller to do it, and then have it retested to
make sure.

And if it is a home that already has the system installed because they found higher levels of radon beforehand, then it just needs to be retested to make sure all is still fine, and it should then not
influence the market value much at all.
Except that the seller will have either have paid for the system before or will before the closing, or have to give the credit at closing for the buyers to have it installed by themselves.
Hope this helps

Sincerely yours,
Edith YourRealtor4Life & Chicago and Northern Illinois Expert

Working always in the very BEST interest of her clients, Buyers, Sellers and Investors alike....
And always with a SMILE 
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0 votes Thank Flag Link Tue Oct 15, 2013
Hi Atul,

You may care to post that this question was satisfactorily addressed if you've already purchased a home, so that it does not continue to appear as a threaded post.

Thanks !
0 votes Thank Flag Link Mon Oct 14, 2013
Does anyone read the previous answers to a thread? This was asked in March and had plenty of answers which give the same information over and over again.
0 votes Thank Flag Link Sun Oct 13, 2013
It shouldn't effect value as long as the radon issue is being remedied with a remediation system.
0 votes Thank Flag Link Sat Oct 12, 2013
An odorless, colorless and tasteless gas, radon is easily remediated. If a home is found to contain 4.0 PCI levels of radon or higher (NJ mandated safe level) it is the sellers responsibility to remediate. Once done, retested and verified that the levels are below 4.0 PCI the home is considered safe from radon. It has little or no effect on home sale prices.
0 votes Thank Flag Link Fri Oct 11, 2013
Third time is the charm. This question was asked in March. Hopefully Atul got the info needed and closed on a home already.
0 votes Thank Flag Link Tue Oct 8, 2013

I do lots of business in South Brunswick area. Call me If you have any questions.
0 votes Thank Flag Link Tue Oct 8, 2013
This question was asked in March. Hopefully the questioner has already closed on a home by now.
0 votes Thank Flag Link Thu Oct 3, 2013
Just like a leaky roof or malfunctioning GFIC...fix it and the problem is GONE.
The cost of radon remediation is significanly small compared to all the other things that could go wrong.
0 votes Thank Flag Link Thu Oct 3, 2013
Most buyers are familiar with radon gas and are aware that it is a natural occurrence that is easily remediated. As a matter of fact many builders include a radon gas ventilation pipe in their homes in the event the home should ever need a system in the future so it really does not affect the home's value. If you should go in contract to buy a house and discover that it has a high radon gas reading when you have your inspection done just insist that the sellers correct it. I have never had a seller refuse to do so.
0 votes Thank Flag Link Thu Oct 3, 2013
This question was asked in March. Hopefully the questioner has already closed on a home by now.
0 votes Thank Flag Link Thu Oct 3, 2013

Tell "Favour" about the roofing and your thoughts on a new HVAC system and I am positive you got a date!
0 votes Thank Flag Link Sun Mar 17, 2013
These days, Radon is such an easy fix. Once a radon system is installed it does not affect the home price. People are happy to see there is a system in place. Depending on the home the systems can range from approximately $1200 to $1600. You can go to this website to see how the mitigation is completed. Don't let the radon affect the purchase of your home! Radon is found all over the country and with the proper equipment in place it shouldn't affect you!
0 votes Thank Flag Link Sun Mar 17, 2013
A high level of radon means there is insufficient ventilation and can be remediated. Once done - and a "radon" system is in place there is no impact to the property value.
0 votes Thank Flag Link Sat Mar 2, 2013
Remediation will solve the radon issue and the home price will not be affected.
0 votes Thank Flag Link Sat Mar 2, 2013
To determine if a home has Radon levels beyond what is acceptable, a specialist needs to test the home.
If then determined that the levels are too high to be safe, then a company needs to come in to determine
what needs to be done to mediate the problem and give a written estimate of the costs involved.

The cost truly depends on the construction and type of home and size, as that will determine how the
mediation will be executed.

In most cases I suggest to my buyers to have the home tested for radon, put it in the purchase contract,
and if and when the levels are high, ask the seller to perform the mediation, before closing and provide you with the proof, company who did it etc. by a certain date.

If the Seller does not want to execute and pay for the mediation, then you get the estimate from a reputable company and ask the Seller to credit you the amount at the closing , so that you can do
the mediation on your own.

Mediation is possible, and once done there should not be a problem anymore. In most cases we are talking about a few thousand dollars depending on the situation.
Good Luck to you

Sincerely yours,
Edith YourRealtor4Life & Chicago, North Shore & Northern Illinois Expert
Working always in the very BEST interest of her clients, Buyers, Sellers and
Investors alike....And always with a SMILE :)

Covering for @Properties Chicago & suburbs, and with her trusted Partner
Agents US & world wide properties. French, German, some Spanish &more or
Check out my website at
Get to know me! Learn about my experience, expertise, services! Read letters
of recommendation! Sign up to search for properties in my expanded service area.
0 votes Thank Flag Link Fri Mar 1, 2013
High Radon will affect the home price by about $1500. as that is a ball park remediation price. Once remediation is done, the Radon is not an issue.

So, it sounds if you are looking for a negotiation tool, $1500 is about it. Also, as I understand things in the area, South Brunswick and Somerset have a high level of radon gas in general compared to other areas.

Not a bad thing as this is a natural occurrence that just needs remediation.
0 votes Thank Flag Link Fri Mar 1, 2013
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