You should absolutely get a radon inspection when buying or selling a home, as Northeast Pennsylvania is home to some of the highest radon concentrations in the nation.
After smoking, radon is the second leading cause of lung cancer in the United States.
Radon is an invisible, odorless, radioactive gas that naturally occurs in soil and can seep into properties through cracks in the foundation, posing severe long-term health risks if left unaddressed.
According to the Pennsylvania Department of Environmental Protection, 40% of homes in Pennsylvania have radon levels above the EPA-recommended level of 4.0 pCi/L. According to one chart, all counties in Northeast Pennsylvania sit in the highest-potential radon exposure zone.
Radon testing is not included in traditional property evaluations and requires a specialized professional test, costing around $420 on average.
While DIY radon tests are available online, radon levels fluctuate throughout the home, often giving inaccurate readings. Professional tests include longer-term monitoring to provide an accurate assessment of radon levels in your home.
In this article, we will break down how professional radon testing works, why radon is an important health concern in the commonwealth, and why to avoid DIY kits.
Why Is Radon Exposure Dangerous?
Radon is a silent gas found in all soil and rock. The end product of radioactive decay, radon can destroy lung tissue when inhaled in large quantities.
Radon gas itself is chemically inert, meaning it does not readily react with other elements. However, it is highly unstable and radioactive.
As radon decays in the indoor air, it breaks down into solid radioactive particles known as radon progeny or “radon daughters” (including polonium-218 and polonium-214).
These microscopic heavy metal particles attach themselves to ambient dust, smoke, and moisture droplets, which are easily inhaled deep into the respiratory tract. Once trapped in the lungs, these particles continue to decay rapidly, releasing a specific type of ionizing radiation known as alpha particles.
Symptoms of radon often don’t manifest until lung cancer has progressed to later stages, making early testing essential for mitigating long-term effects.
Due to its unstable nature, radon can differ in quantity among homes on the same street block or neighborhood.
How Common Is Radon in Northeast Pennsylvania?
Pennsylvania is widely recognized by environmental agencies as one of the most severe radon hot spots in the United States. According to the Pennsylvania Department of Environmental Protection (DEP), roughly 40% of homes tested across the Commonwealth have radon concentrations exceeding the EPA’s action level of 4.0 pCi/L.
The vast majority of NEPA counties are classified by the EPA as Zone 1, indicating the highest statistical potential for severe, elevated indoor radon levels.
| County | EPA Risk Zone | Average Tested Indoor Radon Level | Regional Risk Context |
| Wyoming County | Zone 1 (Highest Risk) | 20.0 pCi/L | 5 times the EPA action limit; tied for the highest county average in PA. |
| Susquehanna County | Zone 1 (Highest Risk) | 16.0 pCi/L | 4 times the EPA action limit; heavy concentrations across rural and residential areas. |
| Lackawanna County | Zone 1 (Highest Risk) | 12.0 pCi/L | 3 times the EPA action limit; extreme risk throughout Scranton and surrounding valley municipalities. |
| Monroe County | Zone 1 (Highest Risk) | 8.5 pCi/L | More than double the safe threshold; highly prevalent in the Poconos region. |
| Luzerne County | Zone 1 (Highest Risk) | 6.8 pCi/L | Significantly elevated above safe levels; highly volatile footprint across Wilkes-Barre and Hazleton. |
| Wayne County | Zone 2 (Moderate Risk) | 6.0 pCi/L | Still exceeds the EPA action level despite a lower macro-zone classification. |
According to the PA Radon Hub, testing in Easton reveals radon levels averaging around 8.52 pCi/L, and in Bethlehem, 6.44 pCi/L.
The extreme prevalence of radon gas in Northeast Pennsylvania is entirely driven by the region’s unique subsurface geology. The bedrock throughout the region contains vast formations of granite, dark shale, and uranium-bearing crystalline structures.
As the naturally occurring uranium in this rock decays over millions of years, it breaks down into radium, which further degrades into radon gas.
Since radon is a gas, it migrates upward through porous soil, easily entering residential properties through foundation cracks, sump pumps, and construction joints.
How Does Radon Testing Work?
Radon testing determines the level of radon gas in your home by the amount of picocuries per liter (pCi/L). According to EPA standards, anything above 4 pCi/L is considered dangerous.
Radon testing can be administered either by a professional certified by the National Radon Proficiency Program (NRPP) and the National Radon Safety Board (NRSB) or by an at-home kit provided by your state agency.
There are generally two types of radon tests that can be administered for short-term or long-term readings:
- Passive Testing: A charcoal canister is sent to a lab to determine the amount of radon exposure.
- Active Testing: An electronic device collects radon readings over a long period of time (90 days or more) to determine the amount of exposure.
If unsafe levels of radon are found in the home, an active test will be employed for further observation.
Is Radon Testing Included in My Home Inspection?
A standard home inspection does not include radon testing.
In Pennsylvania, for example, individuals administering radon tests for a real estate transaction must be specifically certified by the Department of Environmental Protection (DEP).
A standard home inspection license does not legally authorize an inspector to conduct official radon testing or interpret the results for a real estate contingency.
Be sure to look for proper credentials when hiring a radon inspector in Northeast Pennsylvania.
Should I Trust DIY Radon Testing Kits?
The single biggest flaw of a DIY radon test kit is its reliance on the person setting it up.
To get an accurate reading, strict “closed-house conditions” must be maintained for 12 hours before the test begins and throughout the testing period (usually 48 hours to a week). This means keeping all windows closed and limiting the opening of exterior doors to brief, necessary entries and exits.
Certified radon inspectors do not use charcoal canisters or liquid scintillation vials found in hardware store retail kits. Instead, they utilize advanced, calibrated Continuous Radon Monitors (CRMs).
These specialized electronic devices offer distinct advantages that a DIY kit simply cannot replicate:
- Hourly Data Tracking: Rather than providing a single, ambiguous average at the end of the week, a CRM records radon levels, temperature, relative humidity, and barometric pressure every single hour. This detailed data mapping allows professionals to spot unusual spikes or anomalies.
- Anti-Tamper Technology: Professional CRMs are equipped with internal motion sensors and data loggers. If someone moves the device, opens a window (causing a sudden drop in temperature or a spike in barometric pressure), or tries to interfere with the environment, the report will flag the exact hour and nature of the disruption. This legally protects the integrity of the test results for both buyers and lenders.
- Rapid, Certified Results: Real estate contracts have tight inspection windows, often requiring all testing to be completed within 10 to 14 days of signing. With a DIY kit, you have to mail the device to a third-party laboratory and wait days for processing. A professional inspector can download the CRM data immediately upon concluding the 48-hour test, delivering a certified, comprehensive report on the spot.
Ultimately, while a DIY kit might save a few dollars upfront, the financial and physical risks of a false negative are far too high. Investing in a professional radon inspection ensures that your data is legally admissible, completely accurate, and safe from human error or interference.
FAQs
What is radon?
Radon is a naturally occurring, radioactive gas that is produced by the breakdown of uranium in soil, rock, and water. It is invisible, odorless, and tasteless, making it undetectable without specialized testing. Radon can enter homes through cracks and gaps in the foundation and accumulate to dangerous levels.
Why is radon dangerous?
Radon is the second leading cause of lung cancer in the United States, responsible for approximately 21,000 lung cancer deaths annually. When inhaled, radon gas releases radioactive particles that can damage lung tissue over time, increasing the risk of lung cancer. The risk is especially high for smokers exposed to elevated radon levels.
How does radon enter my home?
Radon enters homes through cracks and openings in the foundation, walls, floors, and around pipes. It can also be released from well water. Because it comes from the ground, radon is often found in higher concentrations in basements or lower levels of a home, but it can be present at any level.
How can I tell if my home has high radon levels?
Radon is completely invisible, odorless, and tasteless, meaning there are absolutely no physical warning signs. The only definitive way to know if your home has high radon levels is to perform a dedicated radon test using either a professional continuous radon monitor or a certified testing kit.
What is a “safe” level of radon?
Biologically speaking, there is no entirely safe level of radon exposure, as any amount of radiation carries a minor risk of cellular mutation. However, the EPA has established an action level of 4.0 pCi/L (picocuries per liter of air).
If a home tests at or above 4.0 pCi/L, the EPA strongly recommends installing a radon mitigation system. Even if your results fall between 2.0 pCi/L and 4.0 pCi/L, you should still consider mitigation to lower the risk further.
If a home has high radon, can it be fixed?
Yes, absolutely. High radon levels are a very common issue, and they can be reliably fixed by installing a radon mitigation system.
The most common method is a sub-slab depressurization system, which uses a dedicated vent pipe and an inline fan to draw radon gas out from beneath your foundation and safely vent it to the air above your roofline, preventing it from entering your living spaces.
Who pays for radon mitigation during a home sale?
In a typical real estate transaction, the cost of installing a radon mitigation system is entirely negotiable between the buyer and the seller. However, if a professional test reveals levels at or above 4.0 pCi/L, it is customary for the buyer to request that the seller cover the costs of remediation before closing.
A seller will usually either hire a certified mitigation contractor to install the system prior to the final walkthrough or provide a financial credit to the buyer at closing to cover the expense.