Radon is a colorless, odorless radioactive gas that comes up from the soil and can build up inside a home. You can’t see it or smell it, and the EPA calls it the leading cause of lung cancer among non-smokers. The only way to know a home’s radon level is to test it.
At 2theCore Home Inspections, radon testing costs $199 whether you book it as a standalone test or add it to any home inspection. I’m Bastian Steuer, an InterNACHI Certified Master Inspector (CMI) and North Carolina licensed home inspector #5461, based in Cape Carteret. I test homes in Morehead City, Beaufort, Atlantic Beach, Emerald Isle, Swansboro, Jacksonville, New Bern and across the Crystal Coast.
Why test, even near the beach?
Radon levels vary from house to house, even on the same street. They depend on the soil under the home, how the foundation is built and how air moves through the house. A neighbor’s result doesn’t tell you yours. That’s true for a brick ranch on a crawl space in Jacksonville, a historic home in Beaufort, or a newer build in Morehead City. Testing during your inspection period gives you a real number while you still have time to act on it.
The equipment I use
I use a professional-grade electronic radon monitor, not a charcoal canister that has to be mailed to a lab:
- Passive diffusion chamber. Air diffuses naturally into the monitor’s measurement chambers. No pump is needed.
- Alpha spectrometry. The monitor measures the alpha particles given off as radon decays, which lets it identify radon specifically.
- Four silicon photodiodes in four chambers. Four separate sensing chambers, each with its own detector, measure at the same time.
Because the monitor reads radon electronically on site, there’s no waiting for lab results. Your results are available immediately after the test ends.
How the test works
The test runs for a minimum of 24 hours.
Standalone radon test. I place the monitor and come back to pick it up after the test period, and your results are ready right at pickup. This works for homeowners who want peace of mind, sellers getting ready to list, and buyers who already had their inspection.
With a home inspection. To fit your inspection schedule, I place the monitor one of two ways:
- Before the inspection. I set the monitor up ahead of time, so the results are ready when I pick it up on inspection day.
- After the inspection. I place the monitor at the end of the inspection and pick it up the next day, with results right away.
The monitor goes in the lowest lived-in level of the home. EPA guidance calls for closed-house conditions during short-term tests, meaning windows and exterior doors stay closed except for normal coming and going. I’ll go over what’s needed when we schedule, so your agent and the sellers know what to expect.
Understanding your results
Results are reported in picocuries per liter (pCi/L). The EPA action level is 4 pCi/L. If your home tests at or above that level, I refer you to a qualified, licensed radon mitigation contractor. I don’t do mitigation myself. Keeping inspection and repair separate keeps my results independent.
Radon problems are fixable. If you’re buying, knowing the number before closing gives you time to plan and talk with your agent about your options.
Pairing radon with your home inspection
If you’re buying, radon testing can be done during the same visit as your home inspection. Every home inspection already includes thermal imaging and the crawl space inspection at no extra cost. Other popular add-ons:
- Limited Mold Screening ($175): swab samples of visible mold, lab results in about 2 business days. I’m IAC2 certified for mold.
- Full Mold Testing ($450): air and surface samples analyzed by a lab.
- Sewer scope ($300) for homes on public sewer. For homes on septic, I recommend a septic inspection by a trusted septic inspector, billed separately.
Radon testing FAQ
How long does a radon test take? At least 24 hours. For a standalone test, I place the monitor and pick it up after the test period. With a home inspection, I either place it before the inspection and collect it with results on inspection day, or place it after the inspection and pick it up the next day.
When do I get my radon results? Immediately after the test ends. The monitor reads radon electronically on site, so there’s no lab wait.
What happens if radon is high? If levels are at or above the EPA action level of 4 pCi/L, I refer you to a qualified, licensed radon mitigation contractor. 2theCore does not do mitigation.
Can I get a radon test without a home inspection? Yes. Radon testing is also a standalone service for homeowners, sellers and buyers who already had their inspection. It’s $199, the same as when added to an inspection, and you book it in our online booking tool like any other service.
How much does radon testing cost? $199, whether you book it as a standalone test or add it to a home inspection.
Book radon testing
Book a standalone radon test, or add radon to your home inspection, in our online booking tool. It’s $199 either way. Questions? Call Bastian at 740-919-1831 (Mon–Fri, 8 a.m.–6 p.m.) or email bastian@2thecorellc.com.