Welcome to our Radon Testing and Mitigation FAQs page.

Radon is a colorless, odorless radioactive gas that naturally occurs from the decay of uranium in soil, rock, and water. It can enter homes through cracks in floors and walls, construction joints, and gaps around service pipes. Long-term exposure to any level of radon can lead to lung cancer, making it essential to test homes to ensure safe living conditions. 

"It is not a matter of 'IF' radon is present in a home, but rather 'HOW MUCH' radon."

Radon exposure is the second leading cause of lung cancer after smoking. Prolonged exposure to any level of radon increases the risk of developing lung cancer. Testing and mitigating radon in homes can significantly reduce this health risk.

For example, if you are exposed to 4.0 pCi/L of radon for 8 hours a day over the course of a year, your body will have absorbed radiation equivalent to that of 200 chest X-rays.

Testing is the only way to know how much radon you are being exposed to!

Our radon tests are highly accurate, using professional-grade devices that meet and exceed NRPP and NRSB standards. We ensure precise and reliable results by regularly calibrating and maintaining our equipment, surpassing the minimum QA/QC requirements in every way possible.

Schedule your test by:

• Texting: 240.855.8674
• Emailing: [email protected]
• Calling: 301.598.8989
• Online: Schedule your test here

Prepare for the test:

• 12 hours prior to the appointment time: Close ALL windows on ALL levels and keep them closed until we retrieve the device.
• Central HVAC system: Keep it ON, set the temperature between 65°F and 78°F, set the fan on AUTO, and open all vents.
• Window air conditioners: set on recycle air mode, or turn them OFF during the test. 

We will schedule 2 appointments:

1. First Appointment:

   • Duration: 15 to 25 minutes (depending on the size of the property and any questions you have).
   • Access: We will need access to the lowest level of the property, the mechanical room, and any other areas with pipes protruding from the ground. Please ensure these areas are easily accessible to expedite the process.

2. Second Appointment:

   • 48 + hours after the first appointment
   • Duration: About 5 minutes.
   • Note: The test may be extended to a minimum of 96 hours if the closed building conditions were not followed before or during the test, or in cases of severe weather (thunderstorms, severe lightning, heavy rainfall, winds over 30 mph). 

For detailed instructions on preparing for a compliant radon test, please visit our dedicated page - How to prepare for a complaint radon test.

Report Delivery:

• After the device is picked up, we will email a report the same day.
• When scheduling your appointment, please let us know who you would like us to send a copy of the report to.
• If no specific instructions are given, we will only share and discuss the details of the report with you.

The number of radon tests required for a property depends on several factors. According to ANSI AARST guidance, the following criteria should be used to determine the number of tests needed:

1. Square Footage of the Foundation: One radon test is needed for every 2,000 square feet of foundation. This means that if a home has a total foundation area of 2,100 square feet, at least two radon tests are necessary. It's important to note that this refers to the area of the foundation or the lowest level, not the entire square footage of the home.

2. Foundation Types: If a property has multiple foundation types (e.g., basement, crawlspace, slab-on-grade), each type of foundation requires a separate radon test. For example, if a home has both a basement and a crawlspace, you would need to perform at least one test in the basement and one in the crawlspace. 

If you are not sure how many devices you will need, give us a call at 301.598.8989 and let's figure it out together. 

We understand the urgency in real estate transactions. Contact us by 3 PM to schedule a next-day test. We strive to accommodate tight timelines and ensure timely reporting for property sales.

The best way to schedule rush tests is by sending us an email to [email protected] with the property address and your timeframe requirements, with a subject line - Rush Radon Test @......

Yes. 

Short-Term Radon Tests:

• Duration: Typically last between 2 to 7 days.
• Conditions: Require closed-building conditions, meaning windows and doors should remain closed as much as possible, and the HVAC system should be operating normally.
• Purpose: Provides a quick snapshot of radon levels, often used for real estate transactions or rental agreements.

Long-Term Radon Tests:

• Duration: Lasting from 91 days to a year. 
• Conditions: For test durations greater than 90 days, closed-building conditions are not required. You can use your home as you normally do.
• Heating Season: To more closely evaluate annual exposures, the test period should include heating season conditions that reflect the percentage of the year when heating systems are active. For example, if the heating season lasts for 50% of the year, then at least half of the long-term test should be conducted during the heating season.
• Accuracy: Long-term tests offer a more accurate representation of the average radon levels over time and are considered more reliable for assessing a home's radon risk.

Additional Notes on Testing:

• Seasonal Variations: Seasonal variations in weather and building operation can significantly influence test results in many climate regions.
• Benefits: Long-term tests help in evaluating annual exposures and minimizing the impact of short-term fluctuations in radon levels.

Smart Home Radon provides both types of tests. For more information or to schedule a test, please contact us by texting 240.855.8674, emailing [email protected], calling 301.598.8989, or visiting www.smarthomeradon.com.

• A radon mitigation system is designed to reduce radon levels in homes and buildings. It typically involves venting radon from beneath the house to the outside, preventing it from entering indoor spaces. The most common method to reduce radon levels that come from the soil is by using an Active Depressurization System (ASD).
• Active Depressurization System (ASD): This system uses a fan and vent pipe to draw radon gas from beneath the house and expel it outside. This is the most effective and widely used method for reducing radon levels.
• There are other methods to mitigate radon, some of which are used alongside an ASD system, such as:
  • Vapor Barrier Addition: Adding a vapor barrier to crawlspaces to prevent soil gases from entering the living environment.
  • Depressurizing Block Walls: Addressing radon that may be seeping through block walls.
• Additionally, there are systems designed to reduce radon levels emanating from building materials and water.
• It is important to hire a professional who can accurately identify the source of the radon and its pathways to ensure the most effective mitigation strategy.

If high radon levels are found, installing a radon mitigation system is a fairly simple process when you hire the right professional.

To avoid conflicts of interest, we do not provide remediation services. We believe it is important to remain unbiased, and providing both testing and fixing the problem could compromise our objectivity.

However, we can refer you to companies that we have successfully worked with in the past. Additionally, you can visit the NRPP or NRSB websites to find certified radon professionals in your state.

The Mitigation Process:

1. Finding a Professional: Once you find a professional you trust, the installation process should be straightforward. Depending on the scope of the job, installation can take anywhere from 4 hours to a few days, with most properties having a complete system installed within 6 hours.

2. Post-Installation: After the installation is finished, you should wait a minimum of 24 hours, but no more than 30 days, to retest and ensure the system is effectively reducing radon levels. If this is not a real estate transaction, we recommend waiting at least 7 days before starting the test. We have found that any issues with the system typically arise within this timeframe, allowing the installer to address them before we return for retesting.

The EPA recommends retesting every 2-3 years, and ideally in a different season. If a mitigation system is present, retesting is recommended every 2 years. We offer discounts to clients who have tested with us in the past.

Please keep in mind that Montgomery County has specific laws dictating the frequency of radon retesting:

• Montgomery County: Bill 26-22 requires landlords to provide a radon test for new leases and renewals after July 1, 2023. The test must be less than 3 years old.

• City of Rockville: Ordinance 06-26 requires landlords to provide a radon test for new leases and renewals after July 1, 2023. The test must be less than 2 years old.

Currently, no other counties or cities in the state have similar laws.

In brief, the primary difference between passive and active radon mitigation systems is the presence of a fan.

Passive Radon System:

• Typically installed by the builder during construction.
• All piping is located inside the building envelope.
• Relies on natural ventilation and pressure differences to vent radon outside.
• Includes a vent pipe running from the foundation to the roof.
• Sometimes sufficient to reduce radon levels, but not always reliable for maintaining "safe levels."
• Periodic monitoring is essential to ensure the system's effectiveness.

In some counties in Maryland, all new builds are required to have a passive radon system installed. Check with your county for specific requirements regarding Appendix F of the International Residential Code.

Active Radon System:

• Uses a fan to actively draw radon gas from beneath the house and expel it outside.
• The most effective method for reducing radon levels.
• Periodic retesting is essential to ensure the system's effectiveness.

Ordinance 06-23: This ordinance requires landlords to provide a radon test for new leases and renewals after September 27, 2023. The radon test must be less than 2 years old. This applies to single-family homes (attached and detached) and multifamily units at basement or ground level.

Bill 26-22: This law applies to rental properties, including single-family homes (attached and detached) and multifamily units at basement or ground level. Retesting is required every 3 years. Landlords must provide radon test results to new tenants and renewals. Renters may also test or hire a certified professional, and landlords are responsible for communicating radon levels to tenants. For more information, visit the Department of Housing and Community Affairs.

Bill 31-15: This law focuses on resale properties. A seller must test or allow a buyer to test for radon before the sale of a property. It applies to single-family homes (both attached and detached), regardless of construction style or age, with exceptions for properties under MD Tax-Property Code Chapter 13-207 and properties located in Barnesville, Poolesville, and Kensington.

Yes, we do.

Radon in water is a significant concern because it can contribute to indoor air radon levels when water is used for showering, cooking, and other household activities. Unlike radon in air, which typically comes from soil 6-10 feet below the foundation, radon in water originates from much deeper geological formations. The depth of the well plays a crucial role in determining the radon levels in water.

Why is Radon in Water a Concern?

• Health Risks: Radon in water can be released into the air during household activities, increasing the overall radon exposure.
• Different Source: Radon in air represents radon gas from soil close to the surface, while radon in water reflects deeper geological conditions.

Testing Frequency:

• Currently, there are no clear guidelines from federal agencies on the recommended frequency for testing radon in water. At Smart Home Radon, we recommend testing radon in water with the same frequency as radon in air, which is every 2-3 years. Testing sooner is recommended with significant changes occur in the well systems.

Our Service: At Smart Home Radon, we process our own radon in water samples to provide you with expedited and accurate results. We hold Water Sampler certification issued by the Water Supply Program under MDE, ensuring that your reports are compliant with state and federal regulations, such as FHA or VA financing requirements, giving you peace of mind.

For more information or to schedule a test, please contact us by texting 240.855.8674, emailing [email protected], calling 301.598.8989, or visiting www.smarthomeradon.com.

The cost of radon testing varies depending on your specific needs and the location of your property.

• Radon Test in Air (Short Term): Also known as radon tests for real estate transactions or rentals, starts at $150. Fees will vary by county and the number of devices needed (see the question above about how many devices will be needed). 
• Radon Test in Air (Long Term): Starts at $225. This is the most accurate type of radon test available on the market. The test device will stay in your home for a minimum of 91 days.
• Radon Test in Water: Starts at $225. Fees will depend on the number of wells supplying water and the property location.
• Radon Test for Construction Materials: Starts at $75 per sample. The number of samples required will depend on the materials, type of building, and purpose of testing. The minimum fee is $225.
• Radon Decay Products Testing: Please contact our office for a quote.

For more information or to schedule a test, please contact us by texting 240.855.8674, emailing [email protected], calling 301.598.8989, or visiting www.smarthomeradon.com.