Radon in Middle Tennessee: What Every Buyer Should Know Before Closing

You can't see it, smell it or taste it. Radon is a natural radioactive gas that comes up out of the ground and collects inside homes and buildings. The EPA calls it the number one cause of lung cancer among non smokers, linked to about 21,000 lung cancer deaths in the U.S. every year.

Middle Tennessee sits in a high risk area

The EPA ranks every county in the country by its potential for elevated indoor radon. Zone 1 is the highest. Several of the counties we work in every week are Zone 1:

• Davidson County

• Williamson County

• Rutherford County

• Wilson County

• Maury County

• Trousdale County

• Smith County

Sumner, Robertson, Montgomery, Cheatham, Dickson and Macon counties are EPA Zone 2, meaning moderate radon potential. Moderate is not the same as safe, and individual homes in Zone 2 can still test above the EPA action level.

Living outside those counties doesn't mean you're in the clear. Radon levels vary house to house, even next door. That's why the EPA recommends testing every home, no matter the zone.

How radon gets in

Radon moves up through soil and rock and slips in through cracks in slabs and foundation walls, crawlspaces, sump pits and gaps around pipes. New construction isn't immune. A tight, energy efficient house can actually hold radon in.

What the numbers mean

Radon is measured in picocuries per liter (pCi/L). The EPA recommends fixing a home at 4 pCi/L or higher, and suggests considering a fix between 2 and 4. Nearly 1 in 15 homes nationwide is at or above the 4 pCi/L action level.

How we test

We use the Airthings Corentium Pro, a continuous radon monitor certified through AARST NRPP for real estate testing. It records radon levels every hour, along with temperature, humidity and air pressure, and its built in motion sensor shows us if the monitor was moved during the test. We place it in the lowest livable level of the home for at least 48 hours under closed house conditions. To keep your closing on track, we often drop the monitor off before inspection day so results are ready right alongside your report.

Our radon test is $175 when added to your property inspection.

If the result comes back high

Don't panic. Radon mitigation is common and usually straightforward. A licensed mitigation contractor typically installs a vent pipe and fan that pulls radon from under the home and sends it outside. Buyers often negotiate this with the seller before closing.

The bottom line

Testing is quick and affordable. Finding out after you move in isn't. If you're buying anywhere in Middle Tennessee, residential or commercial, add a radon test to your inspection.

As always, we are not code inspectors. We give you a clear picture of the property so you can make a confident decision.

Call or text (615) 916 7264 to book.

We are grateful for you.

Sources: EPA, Health Risk of Radon (epa.gov/radon/health-risk-radon); EPA, A Citizen's Guide to Radon; EPA Map of Radon Zones; Airthings, Corentium Pro Operating Instructions.