Should You Test for Radon Before Finishing a Basement?
Yes. The EPA's Citizen's Guide to Radon says that before a major renovation such as converting an unfinished basement into living space, you should test the area for radon, and that if a problem turns up, radon-resistant techniques can be inexpensively included as part of the renovation. In Pennsylvania, the odds are not small: the Department of Environmental Protection (DEP) says about 40 percent of homes tested in the state have radon levels above the EPA action guideline of 4 picocuries per liter (pCi/L).
Westmoreland County sits in the highest category on the EPA's Map of Radon Zones. Zone 1 counties have a predicted average indoor screening level greater than 4 pCi/L, and a U.S. Geological Survey analysis of 548,507 Pennsylvania indoor radon tests from 1990 to 2007 found 39 percent at or above that level, with a high of 1,866.4 pCi/L. Both agencies add the same warning: these figures cannot tell you whether your house has a problem, and only a test can. This guide covers how to test a basement, what the numbers mean, and how to plan a finish around a mitigation system.
Why Test for Radon Before the Basement Is Finished?
Radon is an odorless, invisible, radioactive gas that enters homes from the ground through cracks in the foundation. The PA DEP calls it a known human carcinogen and the second leading cause of lung cancer, and the EPA estimates radon is involved in about 21,000 lung cancer deaths in the U.S. each year.
Timing is what makes the pre-purchase test valuable:
Mitigation is easier to plan. The EPA notes that radon-resistant techniques can be added inexpensively during a renovation.
The space is about to get more use. A basement that becomes a family room, office or bedroom turns into a place people spend hours every day.
You get a baseline. The EPA recommends retesting after major renovations, so a test before the work gives you a number to compare against.
The guide on what to know before starting a basement remodel covers the moisture, permit and structural checks that belong on the same pre-project list.
How Common Is Radon in Pennsylvania and Westmoreland County?
The PA DEP says Pennsylvania has one of the most serious radon problems in the country. Here is what the main public sources show:
Source | Finding |
PA DEP | About 40% of homes tested in Pennsylvania are above 4 pCi/L |
USGS, 1990 to 2007 tests | 39% of 548,507 tests at or above 4 pCi/L; highest result 1,866.4 pCi/L |
EPA Map of Radon Zones | Westmoreland County in Zone 1, with a predicted average screening level above 4 pCi/L |
These numbers describe large groups of homes, not yours. The USGS report says its distributions are not meant for predicting the level at a specific site or for helping a property owner decide whether to test. The EPA map carries a similar line: all homes should be tested, regardless of zone designation. The PA DEP puts it simply: the smartest thing to do is test your home, no matter where you live.
How Do You Test a Basement for Radon?
You have two options in Pennsylvania. The PA DEP says home test kits are sold at hardware and home improvement stores for about $20 to $30, or you can hire a state-certified testing company.
A few rules make the result more useful:
Test where the radon is likely highest. The PA DEP says radon levels are often highest in the basement, so placing the test there is a good idea. The EPA's general advice is to test the lowest lived-in level, and for a basement about to be finished, that is the basement.
Pick the right test length. The EPA describes short-term tests as lasting 2 to 90 days and long-term tests as lasting more than 90 days.
Follow the kit directions. Placement, test length and mailing to the lab all affect the result.
A short-term test before you finalize the design gives you a number to plan around. If the project is months away, a long-term test covers a longer stretch of the year.
What Should You Do With Your Radon Test Results?
The action points come straight from the EPA and PA DEP:
Between 2 and 4 pCi/L. The EPA says to consider fixing your home.
4 pCi/L or higher. The EPA says to fix the home. For a result above 4, the PA DEP says to consider a second test.
Between 4 and 8 pCi/L. The PA DEP recommends a second long-term test of 365 days or another short-term test of 2 to 7 days. If the result is still 4 or higher, take corrective action.
The PA DEP also offers a free short-term confirmation kit when a screening result comes in above 100 pCi/L. Its radon hotline is 800-237-2366.
How Does Radon Mitigation Fit Into a Basement Finish?
Pennsylvania certifies radon testers, mitigators and laboratories, and the PA DEP keeps a list of certified mitigation contractors sorted by county. According to the DEP:
A mitigation system installation should take less than a day.
A follow-up test should run after the system has been operating for at least 24 hours.
Homeowners should watch the U-tube manometer on the system's PVC pipe. Uneven fluid levels mean the fan is running.
Retesting should happen about once every two years, generally in the basement and preferably during the heating season.
Those points shape the finish plan. Install and confirm mitigation before drywall goes up, keep the manometer where you can see it, and leave access around the pipe and fan rather than boxing them in without a plan. The DEP also offers a free long-term test kit to homeowners who had a mitigation system installed within the last year.
Radon is a different problem from dust and allergens. Cleaning will not lower radon, but the post on whether professional cleaning helps with allergy symptoms covers the dust, dander and mold spores that also affect how a finished basement feels. For older foundations, how remodels improve aging home structures looks at the repairs that sometimes come up once walls are opened.
FAQ
Should you test for radon before finishing a basement?
Yes. The EPA recommends testing before converting an unfinished basement into living space, and says radon-resistant techniques can be inexpensively included in the renovation if needed.
Is radon common in Westmoreland County, PA?
The EPA places Westmoreland County in Zone 1, its highest radon potential category. Statewide, the PA DEP says about 40 percent of tested homes are above 4 pCi/L. Only a test shows the level in a specific house.
How much does a radon test cost in Pennsylvania?
The PA DEP says home test kits cost about $20 to $30 at hardware and home improvement stores. State-certified testing companies are another option.
What radon level should you act on?
The EPA's action level is 4 pCi/L, and it recommends considering a fix between 2 and 4 pCi/L.
How long does radon mitigation take?
The PA DEP says installation should take less than a day, followed by a test after the system has run for at least 24 hours.
How often should you retest for radon after finishing a basement?
The EPA recommends retesting after major renovations. For homes with a mitigation system, the PA DEP suggests retesting about every two years, preferably in the heating season.
Plan Your Basement Finish With Spotless Solutions
Spotless Solutions finishes basements in Greensburg and across Westmoreland County, handling framing, drywall, insulation, ceilings, flooring, recessed lighting and egress windows through its basement remodeling service. Bring your radon test results to the design meeting so the layout accounts for any mitigation pipe, fan and manometer before framing begins. Every job starts with a written work order, and estimates are free for homes in Greensburg, Latrobe, Irwin, Ligonier, Jeannette, Youngwood, Murrysville, Delmont and Mount Pleasant.
Visit Spotless Solutions or call 412-478-7384 today. Contact us for more information.
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