Real Estate Radon Testing in Alpharetta
Buying or selling in Alpharetta? Radon testing should be part of every transaction.
With homes averaging $400K to $1M+ and radon averaging 4.9 pCi/L, understanding radon is essential for both sides of the deal.
Why Radon Matters in Alpharetta Real Estate
Alpharetta sits in EPA Zone 1, the highest radon risk category. The city's average indoor radon level is 4.9 pCi/L, above the EPA's action level of 4.0 pCi/L. This means many Alpharetta homes will test above the threshold, and elevated radon findings during a home inspection are the norm rather than the exception.
For relocating buyers: If you're moving to Alpharetta from a state with lower radon risk (Florida, coastal areas, much of the Southeast), don't skip radon testing because it wasn't a factor where you came from. North Georgia's Piedmont geology is fundamentally different, and radon testing here is a standard part of due diligence.
Buyer's Guide
If you're buying a home in Alpharetta, here's how to handle radon during the transaction:
Request radon testing during inspection period
Include radon testing in your home inspection contingency. In Alpharetta, a professional 48-hour test runs $150 to $200. Some home inspectors offer radon testing as an add-on, but a dedicated radon professional is preferred for accuracy.
Understand the results
The EPA action level is 4.0 pCi/L. Alpharetta averages 4.9 pCi/L, so finding elevated levels is common and expected. Results above 4.0 don't mean you should walk away. They mean the home needs a mitigation system.
Negotiate based on findings
If radon is elevated, you have several options: request the seller install a system before closing, ask for a credit ($1,000 to $2,200 for most slab/basement homes), or negotiate a price reduction. On a $600K+ Alpharetta home, this is a minor cost.
Verify after mitigation
If the seller installs a system, request a post-mitigation test showing levels below 4.0 pCi/L before closing. This test should be conducted at least 24 hours after system installation with the system running.
Seller's Guide
If you're selling your Alpharetta home, here's how to handle radon proactively:
Consider pre-listing testing
Testing before listing gives you control. If levels are elevated, you can install a mitigation system on your own timeline and budget, rather than scrambling during a buyer's inspection period. A documented system can actually be a selling point.
Disclose known results
Georgia requires disclosure of known material defects. If you've tested for radon, disclose the results. If you've never tested, you aren't required to do so, but buyers will likely request testing during their inspection period anyway.
Budget for potential mitigation
If your home tests above 4.0 pCi/L, plan for $1,000 to $2,200 for slab or basement mitigation, or $1,800 to $3,500 for crawl space. Installing before listing eliminates a negotiation point and prevents delays.
Keep documentation
Save all test results, system installation receipts, and post-mitigation verification tests. Buyers and their agents will want to see this paperwork. A well-documented radon history makes the transaction smoother.
Real Estate Radon Testing Timeline
Here's how radon testing typically fits into an Alpharetta home transaction:
| Phase | Timeframe | What Happens |
|---|---|---|
| Pre-Listing (Seller) | 2-3 weeks before listing | Optional pre-listing radon test. If elevated, install system and verify before going to market. |
| Under Contract | Days 1-3 | Buyer schedules radon test as part of inspection. Professional test device placed in lowest livable level. |
| Testing Period | Days 3-5 | 48-hour continuous radon monitoring. Home should remain in closed-house conditions during testing. |
| Results & Negotiation | Days 5-10 | Results delivered. If above 4.0 pCi/L, buyer and seller negotiate mitigation responsibility. |
| Mitigation (if needed) | Days 10-17 | System installation takes 4-8 hours. Schedule post-mitigation verification test. |
| Verification | Days 17-20 | 48-hour post-mitigation test confirms levels below 4.0 pCi/L. Clear to close. |
Negotiation Options When Radon Is Found
Elevated radon is negotiable, not a deal-killer. Here are the common approaches in Alpharetta transactions:
Seller installs system
Seller credit at closing
Price reduction
Split the cost
Cost in Context
Most Alpharetta slab and basement homes can be mitigated for $1,000 to $2,200. On a $600,000 home, that's less than 0.4% of the purchase price. On a $900,000 home, it's less than 0.25%. Radon mitigation is one of the least expensive fixes that can come up during a home inspection.
For Alpharetta Real Estate Agents
As an agent working in Alpharetta, you'll encounter radon in many transactions. Here's how to advise your clients:
Representing Buyers
- Always recommend radon testing during inspection, especially for clients new to the area
- Frame elevated radon as routine, not alarming. It's fixable for $1,000-$2,200 in most cases
- Build 2-3 extra days into the inspection timeline to accommodate 48-hour radon testing
- Help clients understand that radon findings are negotiable, not reasons to walk away
Representing Sellers
- Suggest pre-listing radon testing to avoid surprises and maintain negotiating position
- If levels are elevated, proactive mitigation eliminates a buyer objection point
- Ensure disclosure of any known radon test results as required by Georgia law
- Keep all radon documentation organized and accessible for buyer review
Real Estate Radon Testing FAQs
Is radon testing required for home sales in Alpharetta?
Georgia does not legally require radon testing for real estate transactions. However, it is strongly recommended and has become standard practice in North Fulton County. Most Alpharetta buyers request radon testing during their inspection period, and lenders may require it for certain loan types.
How long does a real estate radon test take?
A standard real estate radon test takes 48 hours minimum, using a continuous radon monitor (CRM). The device is placed in the lowest livable level of the home during closed-house conditions. Results are available immediately after the testing period. Plan for 2-3 days from placement to results.
What happens if radon is found during a home inspection?
Finding elevated radon (above 4.0 pCi/L) is common in Alpharetta, where the average is 4.9 pCi/L. It is not a deal-breaker. The standard approach is to negotiate mitigation as part of the sale, either through seller installation, a closing credit, or a price adjustment. Mitigation costs $1,000 to $2,200 for most foundations.
Should I walk away from an Alpharetta home with high radon?
No. High radon is a solvable problem, not a structural defect. A mitigation system reduces radon levels by up to 99%, and the cost is minimal relative to Alpharetta home prices. A $1,500 mitigation system on a $700K home represents just 0.2% of the purchase price. Focus on negotiating the fix, not abandoning the home.
Can the seller refuse to address radon?
Yes, sellers are not legally obligated to mitigate radon in Georgia. However, if the buyer requested testing during the inspection period and results are elevated, the buyer can negotiate, accept the home as-is, or exercise their inspection contingency to withdraw. Most Alpharetta sellers address radon to keep the deal together.
Do I need a radon test if the home already has a mitigation system?
Yes. Even homes with existing mitigation systems should be tested to verify the system is working properly. Fans can fail, pipes can develop leaks, and system performance can change over time. Request the seller provide recent test results (within 12 months) or conduct a new test during your inspection.
I'm relocating to Alpharetta. What should I know about radon?
If you're moving from a state with lower radon risk, Alpharetta's levels may surprise you. North Fulton County sits in EPA Zone 1 (highest risk) with an average of 4.9 pCi/L. Always include radon testing in your home inspection, even if radon was not a concern where you lived previously. Your real estate agent should be familiar with local radon practices.
Who pays for radon testing in a real estate transaction?
Typically the buyer pays for the initial radon test ($150 to $200) as part of their inspection costs. If mitigation is needed, the cost allocation is negotiated between buyer and seller. The most common arrangement in Alpharetta is for the seller to cover mitigation, either directly or through a closing credit.
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More Alpharetta Radon Information
Radon Testing
Professional radon testing methods and process
Mitigation Cost
What to budget for radon mitigation
Radon Levels
Alpharetta averages 4.9 pCi/L, above EPA action level
New Construction
Radon considerations for newly built homes
Slab Foundation
Most common foundation in Alpharetta homes
Crawl Space Radon
Higher mitigation cost for crawl space homes
Radon Safety Resources
Expert insights and guides to keep you informed
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