Buying a home in Jackson and wondering if radon should be on your checklist? You are not alone. Radon is easy to overlook, yet it is simple to test and straightforward to fix if needed. In a few minutes, you will learn what radon is, how it shows up in Jackson, when and how to test during a purchase, and what to do with the results. Let’s dive in.
What is radon and why test
Radon is a naturally occurring, colorless gas that can build up indoors. Long exposure increases lung cancer risk, which is why the EPA and the U.S. Surgeon General advise testing every home. The EPA’s action level is 4.0 pCi/L, and it also recommends considering mitigation for results between 2 and 4 pCi/L. You cannot see or smell radon, so testing is the only way to know your home’s level. Learn more about EPA’s action level.
Jackson and Hinds County context
Hinds County, which includes Jackson, is in EPA Radon Zone 3, meaning a lower predicted average. Even so, high results can occur in any zone, so testing an individual home is still important. See the EPA radon zone map.
The Mississippi State Department of Health reports most of the state is low potential and that fewer than about 3 percent of homes tested at or above 4 pCi/L in past screenings. The state provides guidance and local contacts for testing and mitigation. Review state guidance on the MSDH radon page.
Should you test before you buy
Yes. Testing before closing, or making it a contract contingency, is the only way to know the property’s level and protect your investment. The CDC recommends testing as part of every real estate transaction and using a qualified tester for accurate results. Read the CDC’s advice for buyers and sellers in the testing guidance.
How radon testing works
Test types
- Short term tests run 2 to 90 days and give a quick snapshot during your inspection window.
- Long term tests run more than 90 days and provide a better year round average. For most buyers, an initial short term test is the best first step, followed by confirmatory testing if results are elevated. See device options at National Radon Program Services.
Who to hire and where to get kits
- For a real estate transaction, use a credentialed radon tester. The EPA lists paths to find NRPP or NRSB professionals and approved test kits. Start here: find a test kit or professional.
- DIY kits that meet EPA requirements are also sold online or at hardware stores. MSDH notes similar retail ranges and shares local guidance on the state program page.
Cost and timing
- DIY short term kits often cost about $10 to $45. Long term kits are usually $30 or more. See MSDH’s notes on the state program page.
- Professional testing during a transaction commonly runs about $100 to $300 depending on device and whether it is bundled with a home inspection. Prices vary by provider. Learn more about typical pricing and process in this overview of radon inspections.
What your results mean
If a short term test is at or above 4.0 pCi/L, plan a follow up test right away. If two short term tests average at or above 4.0 pCi/L, or a long term test is at or above 4.0 pCi/L, the EPA recommends fixing the home. For results between 2 and 4 pCi/L, the EPA recommends considering mitigation. The CDC outlines follow up steps in its testing guidance.
Mitigation basics in Mississippi
The most common and effective method is active sub slab depressurization for slab or basement homes, and sub membrane depressurization for crawlspaces. These systems vent soil gas outdoors and often reduce levels well below 4.0 pCi/L. Nationally, systems typically cost about $800 to $2,500 depending on the home. MSDH notes sub slab systems in Mississippi are generally under $2,000 unless the foundation is complex. See the EPA’s consumer guide to methods and results in the radon reduction guide.
Always retest after installation to confirm the system works. A professional should adjust the system if levels do not drop enough.
Private wells and radon in water
If the home uses a private well and your indoor air test is high, test the well water for radon. Radon in water can add to indoor air when you shower or do laundry, although air exposure is the larger risk. Point of entry treatments like aeration or granular activated carbon can remove radon from well water if needed. The EPA explains testing and treatment in its page on natural radionuclides in private wells.
Smart contract and negotiation steps
- Ask the seller for copies of any prior radon tests and any mitigation system documentation.
- Include a radon testing contingency during your inspection period. If results are at or above 4.0 pCi/L, specify who pays for mitigation, how credits will work, and timing for follow up testing.
- Mississippi requires sellers to deliver a Property Condition Disclosure Statement based on their knowledge. While the form does not require a radon test, sellers must disclose known material conditions. Review the required form and timing on the Mississippi Real Estate Commission.
Buyer checklist for Jackson
- Request any prior radon test reports and mitigation records from the seller.
- During your inspection window, order a professional short term test or add a radon clause to your contract.
- If results are at or above 4.0 pCi/L, negotiate a seller paid mitigation, a credit, or a price adjustment, and require a post mitigation retest.
- If the property uses a private well and indoor air levels are high, add a water radon test and evaluate treatment options.
Buying in Jackson should feel confident, not stressful. With a simple test and clear plan, you can move forward knowing you made a smart decision. If you want local help coordinating testing and negotiating clean contract language, reach out to Charles Lacey for guidance.
FAQs
Do Jackson buyers really need radon testing if Hinds County is Zone 3?
- Yes. The EPA’s zone map is a planning tool only, and homes with high radon can occur in any zone. Testing the specific house is the only way to know.
When should I schedule radon testing during a Jackson home purchase?
- Order a professional short term test during your inspection period or add a radon contingency to your contract so you can negotiate based on results.
What happens if my test is 4.0 pCi/L or higher in Jackson?
- Do a confirmatory test, then plan mitigation if the average remains at or above 4.0 pCi/L. You can negotiate seller paid mitigation, a credit, or a price change before closing.
How much does radon mitigation usually cost in Mississippi?
- Many systems fall in the $1,000 to $2,000 range, though complexity can raise costs. MSDH notes sub slab systems in Mississippi are generally under $2,000 unless the foundation is complex.
If the home has a mitigation system already, what should I ask for?
- Request installation details, fan specs, and any follow up test results, then require a verification test to confirm current performance before closing.
