Radon in Utah Homes: How to Test, What Your Results Mean & When to Mitigate

When Utah homeowners think about getting a house ready for colder months, the list usually covers furnace filters, sprinkler blowouts and gutters. One item that often gets skipped is the one you can't see or smell: radon. It's a naturally occurring gas, it's common in Utah homes, and the only way to know your home's level is to test. The good news is that testing is inexpensive and easy, and if your number comes back high, the fix is well understood.

Here's a plain-language guide to radon for homeowners in Salt Lake, Utah, Davis, Weber and Wasatch counties, including what to do if you're planning to sell or buy.

What Radon Is and Why It Matters in Utah

Radon is a radioactive gas that forms as uranium in soil and rock breaks down. It can seep into a home through cracks in the foundation, gaps around pipes, sump openings and crawl spaces, and then build up indoors. Because it has no color, odor or taste, a house can look and feel perfectly fine while carrying an elevated level.

According to the Utah Department of Environmental Quality (DEQ), about one in three Utah homes that have been tested show radon levels above the recommended action level, and in some areas it's closer to one in two. The DEQ notes that the average Utah home it has tested comes in around 5.3 picocuries per liter (pCi/L), compared with a national indoor average of about 1.3 pCi/L. The DEQ also describes radon as the leading cause of lung cancer death among non-smokers.

Radon levels can vary a lot from one house to the next, even on the same street, so a neighbor's result doesn't tell you much about yours.

How to Test Your Home

Testing is a simple do-it-yourself project. The Utah DEQ's radon program offers low-cost short-term test kits to Utah residents (the DEQ lists the price at roughly $11, including lab processing). Here's the basic process the DEQ describes:

• Place the kit on the lowest lived-in level of the home, such as the basement, and leave it for two to four days.
• Follow the kit's instructions closely, including where to place it and how to keep conditions in the house during the test.
• Mail it to the lab as directed. Results are emailed to you.

Fall is a natural time to add this to your seasonal to-do list. You can find kits and more details through the DEQ at deq.utah.gov.

Understanding Your Results

The EPA's action level, which the Utah DEQ uses, is 4.0 pCi/L. If your result is above 4.0, the DEQ recommends contacting a certified radon mitigation professional for follow-up testing or a mitigation system.

A result below 4.0 doesn't mean you're done forever. The DEQ recommends retesting periodically, and especially if your living patterns change, for example if you finish the basement or start using it as a bedroom or office. Remodeling, new additions and foundation work are also good reasons to test again.

What Mitigation Looks Like

If your home tests high, don't panic. Radon mitigation is a routine fix. The most common approach, as the DEQ describes it, is a system where a specialist drills a small opening through the basement slab, installs PVC piping and a fan, and draws the gas from beneath the house and vents it outside. The DEQ says most homes can be brought down to 2 pCi/L or lower, and that mitigation can typically be done for around $1,500 or less. Actual cost depends on your home's design and the contractor, so it's worth getting more than one quote from certified installers.

After a system is installed, a follow-up test confirms it's working.

Radon When You're Selling or Buying in Utah

Radon comes up in real estate transactions more often than people expect, so a little planning helps:

• If you're selling: Testing ahead of time means no surprises during the buyer's inspection period. If you already have a mitigation system, gather the installation paperwork and any post-mitigation test results so buyers can see them. Ask your agent how past results should be handled on your seller disclosures.
• If you're buying: A radon test can be added during your due diligence period. If results come back high, it's usually a solvable issue that can be addressed through negotiation, a repair or a credit, rather than a reason to walk away from a home you love.

Quick Takeaways

• Radon is common in Utah homes, and testing is the only way to know your level.
• Low-cost test kits are available through the Utah DEQ.
• Above 4.0 pCi/L, talk to a certified mitigation professional. Below that, retest periodically.
• Mitigation is a routine, proven fix, and good records help when you sell.

Thinking About Selling? Let's Talk

If radon testing or any other pre-listing question is on your mind, I'm happy to help you sort out what matters before you list and what doesn't. Call or text me, Dan VanSweden, at 801-857-5831, or request a free home valuation to see what your home could sell for in today's market. No pressure, just straight answers from a local agent.

Dan VanSweden, REALTOR® | VanSweden Real Estate Group, Keller Williams Excellence | Serving Utah, Salt Lake, Davis, Weber and Wasatch counties

This article is general information, not medical or legal advice. For health questions, talk with your doctor; for testing and mitigation specifics, consult the Utah DEQ or a certified radon professional.