Buying or selling a home in Takoma Park and hearing a lot about radon? You want a safe home and a smooth closing, and radon can feel technical and urgent all at once. Here’s the good news: with the right test and a proven fix, you can manage radon confidently and protect your investment. In this guide, you’ll learn local rules, testing basics, mitigation options, typical costs, and clear next steps. Let’s dive in.
Why radon matters in Takoma Park
Montgomery County, including Takoma Park, sits in a high radon potential area, so every home should be tested. Radon is a colorless, odorless gas that can build up indoors and increase lung cancer risk over time. Because radon varies house to house, testing is the only way to know if a specific property needs mitigation. You can review local guidance and resources on the county’s radon page to understand risk and next steps. Montgomery County DEP explains the local risk and testing guidance.
Local rules you need to know
- Home sales: For most single-family sales in Montgomery County, a radon test must be performed within 1 year before settlement, and both the buyer and seller must receive the results. This requirement applies to most Takoma Park single-family and townhome transactions. See County Code Section 40-13C.
- Rentals: As of July 1, 2023, landlords must test ground-contact and basement rental units. If confirmed at or above 4.0 pCi/L, landlords must mitigate within the required timeline and provide certified results to tenants. Review DHCA’s rental radon requirements.
How radon testing works
Short-term tests run from 2 to 90 days and are common in real estate because they provide quick results. Long-term tests run more than 90 days and better reflect a year-round average. For a real estate transaction, a short-term test under closed-house conditions is typical and should be placed in the lowest livable level. You can find county guidance on acceptable devices and real estate testing tips on the county’s buying/building page. See Montgomery County’s testing guidance for buyers and sellers.
- Keep windows and exterior doors closed (except for normal entry and exit) starting 12 hours before and during a short-term test.
- Use an approved device and follow the instructions carefully or hire a certified professional.
- Place the device away from drafts and high-heat areas and follow the report’s directions for returning the device or reading results.
If test results are at or above 4.0 pCi/L, the EPA recommends fixing the home. The EPA also suggests considering mitigation for levels between 2.0 and 4.0 pCi/L because no level is risk-free. Read EPA guidance on the 4.0 pCi/L action level.
Where to get test kits
Maryland has offered discounted radon test kits at times through the Department of Health. You can also purchase kits at retail stores or hire a certified measurement professional, which is common in real estate transactions. Check Maryland’s radon program for resources and kits.
Mitigation basics
The most common fix is an active soil-depressurization system. A contractor creates a suction point beneath the slab or through a sealed sump, then vents soil gas safely above the roof using a small fan. This approach is widely effective and can reduce levels significantly when installed to industry standards. Sealing cracks is usually done with the system but is rarely enough by itself. See the EPA’s consumer guidance on mitigation methods.
Typical costs and timelines
Most standard systems in the Mid-Atlantic cost roughly $800 to $3,000, with complex homes or crawlspace encapsulations costing more. Factors include foundation type, system routing, finishing needs, and warranty terms. After installation, a confirmation test should be performed to verify results, and periodic retesting is recommended. Review typical cost drivers and ranges. For ongoing peace of mind, learn how to monitor your system’s warning indicator and when to retest. EPA’s guide to confirming your system is working.
Working with qualified pros
For testing or mitigation, hire a certified professional with local experience in Montgomery County homes. Ask about adherence to current ANSI/AARST standards, device approvals, and post-mitigation verification. The EPA provides guidance on finding qualified providers and links to certification directories such as NRPP and NRSB. Use the EPA’s guide to find qualified radon pros.
Smart questions to ask
- Are you currently certified for mitigation or measurement, and can you share your certificate and references?
- What system do you recommend for this foundation, and why?
- What is included in your bid (fan type, exterior finishes, electrical, warranties), and what could add cost?
- How will results be verified after installation, and who conducts the post-mitigation test?
- What maintenance is required, and how long do fans typically last?
Checklists for sellers, buyers, and landlords
Seller checklist (Takoma Park single-family sale)
- Schedule an approved radon test within 12 months of settlement and keep the full report.
- Share results with the buyer and agent as required by county code.
- Be prepared to discuss mitigation or credits if levels are elevated.
- Maintain documentation of device, lab, and closed-house conditions.
Buyer checklist
- Confirm the test date is within 1 year of settlement and that closed-house protocols were followed.
- Verify device type and placement; consider a second test if results are borderline.
- If mitigation is needed, negotiate responsibility, timing, and post-mitigation verification in the contract.
- Plan to retest in the future, especially after major renovations or occupancy changes.
Landlord checklist
- Test ground-contact or basement units as required.
- If results are at or above 4.0 pCi/L, hire a qualified pro and mitigate within the county’s timeframe.
- Provide certified test results to tenants and maintain compliance records.
- Build testing and potential mitigation into your property budget.
Next steps for Takoma Park homeowners
- Start with a compliant test so you know your baseline.
- If levels are elevated, get multiple quotes from certified mitigation pros and compare scope, routing, and warranties.
- After installation, confirm results with a follow-up test and plan for periodic retesting to keep the system on track.
If you’re preparing to buy, sell, or lease in Takoma Park, and you want a clear plan from test to closing, the Carmen Fontecilla Group is here to help you navigate radon requirements and protect your timeline.
FAQs
What is the radon rule for Montgomery County home sales?
- Most single-family sales must include a radon test performed within 1 year before settlement, with results shared with both parties.
When should I consider radon mitigation for a Takoma Park home?
- The EPA recommends fixing at or above 4.0 pCi/L and considering mitigation for 2.0 to 4.0 pCi/L because no level is risk-free.
How long does a typical radon test take during a real estate deal?
- A short-term test usually runs 48 to 72 hours under closed-house conditions and provides quick results for contract timelines.
How much does a radon mitigation system usually cost in this area?
- Many standard systems cost about $800 to $3,000, with higher costs for complex foundations or crawlspace encapsulation.
How do I know my radon mitigation system is working after installation?
- Confirm with a post-mitigation test, monitor the system’s warning indicator, and plan periodic retesting over time.
