The radon facts agents need mid-transaction.

The one-pager

Radon in a PA transaction: the numbers that matter.

• Timeline: the PAR agreement's inspection contingency is what the parties write in — 10 days if left blank, typically 10–15. A valid test needs 48+ hours plus reporting, so order it at the top of the window.
• Test conditions: windows closed, doors closed except normal entry/exit, no fans pulling outside air — held 12 hours before the test and throughout. Sellers occupy the house during the test; EPA guidance covers tamper seals and non-interference language.
• The decision number: mitigation is recommended when the result (or the average of two short-term tests) is 4.0 pCi/L or higher; 2.0–4.0 deserves a consider-mitigation conversation.
• Disclosure: the PAR form's Section 21(B) asks whether the seller knows of prior tests, results, and any radon system. Sellers are not required to test — a blank section means "unknown," not "clean."
• After a high result, the deal has four paths: retest, mitigation quote, seller credit, or post-mitigation documentation. Keep the negotiation on the number and the paperwork, not on fear.
• Certification: hired PA radon testing, mitigation, and lab work each require PA DEP certification — verify any provider in the PA DEP Radon Services Directory.
• Context for clients: about 40% of tested PA homes exceed 4.0 pCi/L (PA DEP), and Chester County is EPA Zone 1. A high result is common, fixable, and not a reason to lose a deal.

Deeper references

When a client wants more than the one-pager.

Send buyers and sellers to the PA radon disclosure guide for what the law does and does not require, the real-estate radon testing page for transaction mechanics, and how mitigation works when a quote lands mid-deal. For a specific property, call (610) 561-3706 with the town, deadline, and any result in hand.