One question I hear a lot from buyers is should I get a radon test during my NJ home inspection. The short answer is yes. Radon is not something you can see or smell. You would never know if it is in the home unless you test for it. Because much of New Jersey is in a moderate or high risk zone for radon, testing is one of the smartest steps a buyer can take.
What radon is and why it matters
Radon is a radioactive gas that comes from the breakdown of uranium in soil and rock. It moves up through the ground and can seep into a house through cracks in the foundation, around pipes, sump pumps, and even through exposed soil in crawlspaces. The problem with radon is that long-term exposure is the second leading cause of lung cancer after smoking. It collects indoors where there is poor ventilation and slowly builds to levels that can harm your health.
New Jersey and radon risk
In New Jersey, radon is a real concern. The EPA has mapped our state as having large areas with moderate to high risk. Even in towns that show lower average levels, individual homes can still test high. Two houses on the same street can have completely different radon levels depending on the soil and how the home was built. Basements and crawlspaces are the most common entry points, and since many NJ homes have basements, testing is important.
How radon testing is done
During a NJ home inspection a radon test is usually set up in the lowest livable area of the house, often the basement. The most common method is a small monitor or charcoal canister left in place for at least 48 hours. Some inspectors use continuous digital monitors that record hourly readings. At the end of the test the device is picked up and the results are reported in picocuries per liter (pCi/L). A visual inspection will not tell you anything about radon. Testing is the only way to know.
Understanding the results
The EPA action level is 4.0 pCi/L. If the reading is at or above that, mitigation is recommended. Some buyers choose to act even at slightly lower levels. The important thing is that you are informed. Radon does not mean you should walk away from the house, but you do need to know the numbers before you decide.
What if the radon test is high
If your radon levels come back high, do not panic. Radon mitigation systems are very common in New Jersey and they are effective. A mitigation system is usually a pipe and fan that pulls radon from under the foundation and vents it safely outside. When installed properly, these systems reduce radon levels dramatically. In many NJ homes they are already in place.
Why buyers should test
When you are making one of the biggest purchases of your life, hidden risks matter. Radon is invisible and odorless. Without a test you would never know if the home has a problem. having your NJ home inspector test during your home inspection is inexpensive compared to what you are spending on the house. If levels are high you can negotiate with the seller or plan for mitigation after you move in. Either way you are not left guessing.
Final thought
Getting a radon test during your NJ home inspection is a smart decision. It is the only way to know if radon is present in the home. The test is simple, the results are clear, and the solutions are available if needed. Do not skip this step. Protect yourself and your family by making sure radon testing is part of your inspection.
Author bio
John Martino is the owner of LookSmart Home Inspections. He has inspected more than 6,500 homes across New Jersey over the past 25 years. His inspections are thorough, independent, and written for the buyer. Learn more about NJ home inspectors and scheduling a NJ home inspection at LookSmart Home Inspections.