If you’re buying or selling in Clarkston, radon is one health and home value topic you don’t want to overlook. Oakland County has a higher rate of elevated test results than many places in Michigan, so it pays to be informed. In this guide, you’ll learn what radon is, when and how to test, what your results mean, and what fixing it typically involves in our area. Let’s dive in.
Why radon matters in Clarkston
Radon is a naturally occurring radioactive gas that you cannot see or smell. Long exposure increases lung cancer risk, which is why Michigan and federal agencies urge regular testing in homes. You can learn the basics from the state’s program page and the federal guidance on the EPA action level of 4.0 pCi/L.
Local context matters too. Oakland County reports roughly 29 to 30 percent of tested homes measure at or above the EPA action level. Results can vary from house to house, even on the same street, so the only way to know a specific home’s level is to test it.
How to test your home
Short‑term testing
Short‑term radon tests run from 2 to 90 days and are commonly used for quick screening and real estate transactions. For the most accurate results, follow the EPA’s protocol: use closed‑house conditions for at least 12 hours before and during the test and place the device on the lowest lived‑in level. You can review testing steps and follow‑up guidance in the EPA’s physician guide.
Long‑term testing
Long‑term tests run for more than 90 days and provide a better estimate of your year‑round average, which is helpful for long‑term health decisions. Alpha‑track detectors are a common option. See an overview of durations and methods in this long‑term testing reference.
Best time to test
You can test any time of year. Colder months often show higher levels because homes are more closed up, which can reveal a worst‑case scenario. Michigan’s EGLE often promotes January as Radon Action Month with reduced or free kits.
Where to get a kit locally
The Oakland County Health Division distributes and sells test kits and can advise on next steps. EGLE also offers statewide support and partners with local agencies. You can find kit promotions and the EGLE radon hotline at 800‑723‑6642.
Understanding your results
If a short‑term test is at or above 4.0 pCi/L, the EPA recommends taking action. Consider a follow‑up test to confirm the result. If a long‑term test or the average of two short‑term tests is 4.0 pCi/L or higher, plan for mitigation. For readings between 2.0 and 4.0 pCi/L, the EPA advises considering mitigation because there is no known safe level.
Mitigation options and costs
What works in Michigan homes
For homes with basements or slabs, the most common solution is active soil depressurization. This system uses piping and a fan to vent radon from beneath the foundation to the outdoors. Sealing cracks and improving ventilation can help but are usually not enough on their own. You can explore methods on EGLE’s indoor radon page.
How much it costs and timing
Professionally installed systems typically cost about $700 to $2,500 in the U.S., with many Michigan installations often between about $750 and $1,500, depending on your foundation and home size. Many systems are installed in a single day. Properly designed systems commonly reduce radon well below 4.0 pCi/L and often to 2.0 pCi/L or less. See typical outcomes and pricing on the EPA’s cost guidance.
Choosing a qualified contractor
Michigan does not license radon contractors, so look for professionals certified by NRPP or NRSB. EGLE provides guidance on verifying certifications and what to ask for in a proposal, including post‑installation testing and a written guarantee. Start here: EGLE’s testers and mitigators guidance.
Buying or selling a home
Michigan disclosure rules
Michigan requires sellers of residential property to complete a disclosure statement that covers known environmental hazards, including radon. Buyers who are concerned can order specific inspections and tests during due diligence. Review the legal framework via the Environmental Law Institute’s summary.
Common ways to resolve radon
If a transaction‑time test shows elevated radon, buyers and sellers often negotiate solutions. Common options include the seller installing mitigation before closing and providing post‑mitigation test results, the seller giving a credit so the buyer can install a system, or the buyer accepting the property and handling mitigation later. EGLE’s consumer resources note that mitigation is feasible and should not be an automatic deal‑breaker; see general guidance in the EGLE radon FAQs.
Keep your records
After mitigation, keep the contractor’s proposal, photos of the system, fan serial and warranty, and post‑mitigation test results. Buyers often request these documents in future sales.
Clarkston homeowner checklist
- Test first on the lowest lived‑in level. Use a short‑term kit for quick screening and a long‑term kit for your annual average. Review protocols in the EPA testing guide.
- Use local resources. The Oakland County Health Division offers kits, and EGLE’s hotline is 800‑723‑6642. Watch for January promotions in the EGLE kit update.
- If results are high, get at least two quotes from NRPP or NRSB‑certified contractors and require a post‑installation test and written guarantee. Start with EGLE’s contractor guidance.
- If buying or selling, expect radon to be part of inspections and disclosures. Keep all test results and mitigation records for future buyers. See Michigan’s rules via the ELI summary.
Ready to move forward with confidence in Clarkston? For local guidance on inspections, negotiations, and next steps, reach out to Jackie Stratton. You’ll get clear communication, neighborhood insight, and a steady advocate from offer to closing.
FAQs
Is Clarkston at higher risk for radon?
- Oakland County data show about 29 to 30 percent of tested homes are at or above 4.0 pCi/L, but levels vary by house, so testing your specific home is essential.
How long does radon testing take during a home purchase?
- Most real estate short‑term tests run a few days within the EPA’s 2 to 90‑day window, followed by quick lab reporting and any needed follow‑up testing.
What does a 4.0 pCi/L radon result mean for my home?
- The EPA recommends taking action at 4.0 pCi/L or higher and considering mitigation between 2.0 and 4.0 pCi/L, since there is no known safe level of radon.
How fast can radon be fixed in Michigan homes?
- A professional mitigation system is often installed in one day, with a post‑installation test to confirm the reduction.
What does a typical mitigation system cost in Clarkston?
- Many systems fall between about $700 and $2,500, with many Michigan homes around $750 to $1,500 depending on foundation type and home layout.
