About the Author
Jeff Kinton is the owner of SafeHarbor Inspection Group and has completed more than 5,000 home inspections throughout the Atlanta area. His approach is simple: explain what matters, put defects in proper context, and provide perspective instead of panic.
Atlanta Home Inspector Since 2015
For Buyers, For Clarity
How Much Does a Home Inspection Cost in Atlanta?
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Should I Attend My Home Inspection?
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Buying a Home With a Crawlspace
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Common Problems Found During Atlanta Inspections
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Independent Home Inspector or Large Inspection Company?
Is Radon Common in Atlanta?
By Jeff Kinton
SafeHarbor Inspection Group
Quick Answer
Yes. Radon is relatively common in Georgia, and I recommend testing for it during the home buying process.
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The good news is that if elevated radon levels are found, they're usually very manageable. Modern radon mitigation systems are highly effective, relatively affordable, and often installed before closing as part of the real estate transaction.
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The important thing isn't to panic. The important thing is to test.
What Exactly Is Radon?
Radon is a naturally occurring radioactive gas that's produced as uranium in the soil breaks down over time. It's colorless, odorless, and tasteless, which means there's no way to know whether a home has elevated radon levels without testing for it.
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Over many years of exposure, elevated radon levels have been linked to an increased risk of lung cancer. In fact, it's widely recognized as the second leading cause of lung cancer after smoking.
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That sounds scary—and it should remind us that radon is real—but it shouldn't create fear. ​The good news is that it's also one of the easiest environmental concerns to identify and, in most cases, correct.
Is Radon Common in Atlanta?
Compared with many parts of the country, Georgia has a relatively higher occurrence of elevated radon levels.
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In my experience performing home inspections throughout Metro Atlanta, I'd estimate that roughly one out of every seven or eight homes tested has radon levels at or above the EPA action level of 4.0 picocuries per liter (pCi/L). ​That also means most homes test below that level.
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The only way to know which category a particular home falls into is to perform a radon test.
Should You Be Worried?
This is probably the question I hear most often. ​My answer is usually the same. ​I wouldn't worry about radon.
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But...
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I absolutely would test for it.
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There's an important difference.​ The only home you need to be concerned about is the one you're buying. If elevated radon is present, you've identified it before moving in, and in many real estate transactions, the seller agrees to have a mitigation system installed before closing. Every transaction is different, of course, but addressing it during negotiations is often much easier than discovering it after you've already purchased the home.
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Knowing is almost always better than wondering.
Every Home Near the Ground Can Be Affected
One misconception I occasionally hear is that only homes with basements need radon testing.
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That's simply not true.
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I've heard people assume that homes built on slabs or crawlspaces don't need testing because they don't have a basement. ​Radon doesn't care.
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Whether a home has a basement, crawlspace, or slab foundation, radon can still enter the living space through openings in the foundation. ​The only time I generally don't recommend a radon test is for homes located well above ground level, such as condominiums on the second floor or higher.
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Otherwise, if the home is in contact with the ground, I believe testing is worthwhile.
What Happens If the Test Comes Back High?
This is where I think context matters most.
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Whenever I receive an elevated radon result, I personally call my client before they've had time to read the report and wonder what it means. ​A number by itself doesn't tell the whole story.
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I'd much rather explain what we found, answer questions, and discuss the next steps before unnecessary anxiety has a chance to set in. An elevated radon result doesn't automatically mean you should walk away from the house. ​In most cases, it simply means it's time to have a conversation about mitigation.
How Does a Radon Mitigation System Work?
Fortunately, the solution is usually straightforward.
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A radon mitigation system uses a fan and a series of pipes to create a slight vacuum beneath the home, collecting radon gas before it enters the living space and safely venting it above the roofline. ​These systems have been used successfully for many years and are remarkably effective. ​Compared to many home repairs buyers encounter, they're also relatively affordable.
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One thing I always recommend is testing a home even if it already has a mitigation system installed. Like any mechanical system, it's important to confirm that it's operating properly.
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The presence of a mitigation system doesn't make me think less of a home. ​If anything, it often tells me the issue was identified and professionally addressed.
One Benefit Many Buyers Don't Think About
At SafeHarbor Inspection, I'm the person who performs both your home inspection and your radon testing. ​I place the radon monitor when I begin the inspection and return approximately 48 hours later to retrieve it.
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That second visit sometimes creates an unexpected benefit.
If a utility was turned off during the inspection and has since been restored, I often have the opportunity to test an appliance or system that wasn't operational during my original visit.
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It's a small detail, but it's another way I try to provide as much information as possible before you close on your new home.
Final Thoughts
Radon is real.
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It's also one of the most manageable issues you're likely to encounter during the home buying process. ​That's why I encourage buyers to think about radon the same way they think about the rest of a home inspection - not as something to fear, but as valuable information that helps you make a confident decision.
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Most homes don't have elevated radon levels. ​Some do. ​The only way to know is to test.
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And if elevated levels are found, the good news is that modern mitigation systems are highly effective and have helped countless homeowners safely enjoy their homes for years.
Need a Home Inspection in Atlanta?
SafeHarbor Inspection Group has completed more than 5,000 home inspections throughout the Atlanta area. If you're buying a home and would like a thorough, easy-to-understand evaluation of the property, we'd be happy to help.
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