Are you getting ready to sell in Daviess County and wondering if radon could slow down your closing? You’re not alone. Many Indiana homes test at or above the action level, and timing a test the right way can save you stress later. In this guide, you’ll learn the local risk, how testing works, what results mean, and how to keep your timeline on track. Let’s dive in.
Why radon matters in Daviess County
Radon is a natural, odorless gas that can build up indoors. Long-term exposure increases lung cancer risk, which is why the U.S. Environmental Protection Agency (EPA) recommends testing all homes below the third floor.
Daviess County sits in a high predicted radon potential zone for Indiana. Many homes in the state measure above the EPA action level of 4.0 pCi/L. Because of that risk, buyers often request radon testing during inspections. Planning ahead helps you avoid last-minute delays.
There is no universal federal rule that requires you to test before a sale. Still, testing is standard practice in many transactions. Lenders and buyer contingencies can also influence testing. If you have disclosure questions for Indiana forms, talk with your real estate professional or attorney.
How radon testing works
Short-term tests in real estate
Short-term tests run 2 to 7 days and are common during a purchase because they are fast. Professionals often use continuous radon monitors that log hourly readings and produce a clear report.
Short-term results can be influenced by weather and how the home is used. Even so, an elevated short-term result is usually treated as enough reason to install mitigation or plan follow-up testing.
Long-term tests for a fuller picture
Long-term tests run more than 90 days and give a better view of your home’s annual average. They are less common in fast-moving transactions, but they can be helpful if you want to establish a baseline before listing.
Closed-house conditions
Short-term tests must follow closed-house conditions to be valid for most real estate uses. Keep windows and doors closed except for normal entry and exit. Avoid major ventilation changes and HVAC mode changes for at least 12 hours before the test and during the test period. This can affect showings, so plan your test when foot traffic is light.
Who should perform the test
You can use a do-it-yourself kit or hire a certified radon measurement professional. In a sale, buyers often prefer a professional report from a credentialed tester. You can search for credentialed providers through the national radon professional directory.
Ask for credentials, a written report with device ID, start and end times, and a clear interpretation of results relative to 4.0 pCi/L.
What your results mean
- If the result is at or above 4.0 pCi/L, plan for mitigation or a confirmatory test. Many buyers will request mitigation.
- If the result is just below 4.0 pCi/L, some buyers or lenders may still negotiate for mitigation or monitoring.
- Lower is better. The EPA recommends taking action at 4.0 pCi/L. For health context and prevention tips, see the CDC’s radon information.
Mitigation basics for sellers
Common systems and effectiveness
The most common method is active soil depressurization. A fan and pipe draw soil gas from beneath the foundation and vent it above the roofline. For crawlspaces, encapsulation plus venting is common. Properly installed systems typically reduce radon by 50–95%, often bringing levels below 4.0 pCi/L.
After installation, complete a post-mitigation test. Your installer will tell you when to run it, often after the system has operated for at least 24 hours.
Cost, warranties, and permits
Most single-family systems range from $800–$2,500, depending on the home and scope of work. Ask for written warranty terms, the expected reduction, and what testing is included. Local permitting may be required. Check with your city or the Daviess County building department.
Keep your closing on track
Radon can add days to weeks to a timeline if you wait until the last minute. Here is what to expect:
- Short-term test: 2–7 days, plus time to schedule and receive the report.
- Mitigation, if needed: typically 1–4 weeks depending on contractor availability and permits.
- Post-mitigation testing: another 2–7 days.
Build a buffer of 3–6 weeks if you already know radon could be an issue. Testing early gives you options to fix it, offer a credit, or plan monitoring.
Daviess County seller checklist
- Order a professional short-term test before listing or right after you go under contract.
- If results are ≥ 4.0 pCi/L, collect at least two written bids from certified mitigation contractors.
- Ask about permits, warranty coverage, and post-mitigation testing.
- If you plan to mitigate, schedule it promptly and plan the follow-up test.
- Compile documentation: prior tests, mitigation invoices, permits, and post-mitigation test results.
Local and state resources
- Review the EPA’s radon guidance and action level.
- Check the EPA Map of Radon Zones to understand predicted potential.
- Learn about health impacts and prevention from the CDC’s radon page.
- Explore the Indiana Department of Health Radon Program for state resources and contacts.
- Find certified measurement and mitigation providers through the national radon professional directory.
The bottom line for sellers
In Daviess County, radon testing is more than a box to check. It is a practical step that protects health and keeps your sale moving. If you test before listing and plan for next steps, you reduce surprises and gain confidence at the negotiation table. When you are ready to list, talk with a trusted local team that understands rural Indiana timelines and can help you map out a smooth path from offer to closing.
Ready to plan your sale and timing around inspections? Get started with an Instant Home Valuation from Klein Real Estate.
FAQs
Do Daviess County sellers need to test before listing?
- Testing before listing is recommended in high-risk areas like much of Indiana to avoid delays and keep negotiations clean.
What is the EPA action level for radon in a home sale?
- The EPA recommends taking action at 4.0 pCi/L; lower is better for long-term health and buyer confidence.
How much time can radon add to closing timelines?
- Expect anywhere from a few days to several weeks for testing, mitigation scheduling, and post-mitigation verification.
Who typically pays for radon mitigation in Indiana?
- Payment is negotiable; sellers may mitigate, offer a credit, or split costs depending on the deal and loan program rules.
Are mitigation systems effective for Indiana basements and slabs?
- Yes; professionally installed systems commonly reduce levels by 50–95%, often below 4.0 pCi/L with verification testing.
