Radon in Utah home sales, step by step

A high radon result in the middle of a Utah home sale is common, fixable, and almost always negotiable. Here's the walkthrough for buyers and sellers, with what Utah DEQ and EPA actually say at each step.

How often this comes up

Utah DEQ says surveys show about 30% of Utah homes tested are above 4 pCi/L under the testing methods typically used in sales (Source: Utah DEQ). In Salt Lake County, 38.6% of state-program short-term tests from 2006–2019 were at or above 4 (Source: Utah IBIS). So in a Salt Lake sale, a high result is a normal event to plan for.

The walkthrough

1. Before listing (seller). EPA recommends testing before the home goes on the market and fixing it if needed. "It is better to correct a radon problem before placing your home on the market because then you have more time" (Source: EPA). Keep the test results and any system paperwork; EPA notes they can be a selling point.
2. Disclosure (seller). Utah's Seller's Property Condition Disclosure asks: "Are there any hazardous conditions on the Property such as Radon gas in house or well?", answered Yes, No or Do Not Know (Source: Utah DEQ). Answers reflect what the seller actually knows. If the seller has tested, DEQ says the results should be given to the buyer (Source: Utah DEQ).
3. Due diligence (buyer). Ask for any prior results and system information (Source: EPA). A typical home inspection can include a radon test on request (Source: Utah DEQ). Schedule it early: a valid test takes at least 48 hours, plus lab or report time.
4. Run the test the real-estate way. EPA accepts three short-term options for a sale (Source: EPA):
   • two passive test kits side by side for at least 48 hours, or
   • two tests back to back in the same spot, or
   • a continuous electronic monitor for at least 48 hours.
   Test in the lowest level that could be used regularly, with the device at least 20 inches off the floor and away from drafts and exterior walls. Keep the house closed for 12 hours before and during the test, and turn off evaporative (swamp) coolers and whole-house fans (Source: Utah DEQ). Use anti-tampering measures: a monitor that logs interference, tamper seals on windows, or a signed non-interference agreement (Source: EPA).
5. Read the result. If the average of the two tests (or the monitor's average) is 4 pCi/L or higher, EPA recommends fixing the home. Between 2 and 4, EPA says consider fixing (Source: EPA). EPA also cautions that a short-term average near 4 (say 4.1) has roughly a 50% chance of being above or below 4 over a full year. That uncertainty is a negotiating fact, not a reason to skip the fix.
6. Negotiate. DEQ advises buyers to be specific in the contract about acceptable readings, who tests, who pays, and who performs any mitigation. Sellers aren't obligated to mitigate; it's "strictly a function of negotiations" (Source: Utah DEQ). Common outcomes:
   • Seller installs a system before closing, with a passing retest.
   • Credit or price reduction for roughly the cost of a system, and the buyer installs after closing.
   • Escrow holdback: funds held at closing until the system is installed. DEQ mentions escrow as an option (Source: Utah DEQ).
7. Install and retest. A licensed Utah contractor must install the system (Source: Utah DEQ). DEQ says retest no sooner than 24 hours after the system starts running (Source: Utah DEQ), and EPA says within 30 days (Source: EPA). If you're the buyer, get a copy of the post-mitigation result and the warranty, and ask whether the warranty transfers.

If you're the buyer

• Don't walk away over radon alone. In DEQ's words: "If you like the house, radon shouldn't be a reason to back out of the deal" (Source: Utah DEQ). It's one of the more predictable fixes in a home.
• If the seller installs it, ask for the system details (number of suction points, fan model, manometer location) and an independent retest, not only the installer's.
• If you take a credit, get a written bid first so the credit matches a real price. Our cost page shows what drives the number.
• Plan to use the basement? Test the level you'll live on. EPA notes you should retest if you start using a lower level (Source: EPA).

If you're the seller

• Testing first gives you control over the timing and the contractor, and avoids a rushed fix during the due-diligence clock (Source: EPA).
• If the buyer's test comes back high, DEQ says be ready to discuss corrective measures before closing (Source: Utah DEQ). A written bid from a licensed contractor keeps the negotiation concrete.
• A system already installed? Make sure the fan is running and the manometer shows suction before the buyer's test. EPA's testing checklist asks for exactly that (Source: EPA).

For agents

DEQ asks agents to act as a resource, avoid giving specific advice on testing, interpretation or remediation, and avoid statements like "the house tested safe" (Source: Utah DEQ). Feel free to send clients this page. It sticks to DEQ and EPA guidance and cites both.

Need a bid during a sale?

Timing matters inside a due-diligence period. Call (801) 854-8750 and tell us your closing date. We'll connect you with a licensed contractor who serves your city, so you have a written number for the negotiation.