A failed radon test is a mitigation quote, not a dead house.
Kentucky has some of the highest radon potential in the country. A test above the action level is common here and it is one of the more solvable problems on this list.
Sell without mitigatingWhy Kentucky reads high
Large parts of the state, particularly through the Bluegrass and the limestone and shale formations of central and south central Kentucky, fall in EPA Zone 1, the highest predicted indoor radon category. It is a geology problem, not a housing quality problem.
A well built new house can test high and a hundred year old farmhouse can test low. Neighbors on the same street can get different results, which is why testing is per property.
Mitigation is comparatively straightforward
A sub slab depressurization system, which is a pipe from beneath the slab or crawlspace vapor barrier run up and out with an inline fan, is the standard fix. It is among the least expensive items on this page and it is usually effective.
Post mitigation retesting confirms the result. Because the fix is well understood, radon alone rarely changes our number much.
Where it actually causes problems
Timing. A radon test during a buyer's inspection period takes days, and a failed result triggers negotiation late in a contract when there is no time to mitigate and retest before closing.
That is what kills financed deals, not the radon itself. A cash purchase has no inspection contingency unless we choose one, so the test result does not have to become a negotiation.
Five questions. That is the whole thing.
We already know your situation from this page. Change it if it does not fit.
Question 1 of 5
What people ask about this
Should I mitigate before selling?
If you are listing retail, often yes, because it is cheap relative to the deal risk. If you are selling to us, no.
Does radon have to be disclosed in Kentucky?
If you know of elevated levels or have test results, that is generally material information. Disclose what you know.
Will you lower your offer over a radon result?
Slightly, by roughly what a system costs. It is one of the smaller adjustments we make.
Often it is more than one thing at once
Sell without mitigating.
No cost, no obligation, and nobody shows up at your door unless you ask them to.