Radon gas is one of those environmental risks that slips into a property search without much ado: no colour, no smell, and certainly no fanfare.
It sits there patiently, waiting for someone to recall exactly what it means. Fortunately, despite its low‑profile approach, it’s a well‑understood and very manageable issue.
Here’s a friendly, five‑minute guide to help conveyancers explain it clearly and confidently.
What is radon gas?
Radon is a natural radioactive gas that comes from tiny amounts of uranium in rocks and soils. Outdoors, it disperses harmlessly into the air. Indoors, however, it can accumulate, especially in basements, ground‑floor rooms, or buildings in certain geological conditions.
You can’t see, smell, or taste radon, so the only way to detect it is through testing.
Why does radon matter in property transactions?
Because radon can build up inside buildings, long‑term exposure to high concentrations can increase the risk of lung cancer. That’s why property searches highlight whether a home falls within a Radon Affected Area and provide an estimate of the percentage of homes nearby that may exceed the official Action Level.
It’s important to reassure clients that:
- Being in a Radon Affected Area does not automatically mean the property has high indoor radon levels.
- The only way to know is through a simple home test.
- Radon mitigation is usually inexpensive and effective.
How is radon measured?
Testing is carried out using small detectors placed inside the property for a period of time (typically three months). These give an accurate reading of the average radon level. If the level is above the Action Level (200 Bq/m³), mitigation is recommended. Many householders also choose to reduce levels above the lower Target Level (100 Bq/m³), particularly if they are higher‑risk individuals, such as smokers or ex‑smokers.
What happens if high radon levels are found?
The good news: radon is very fixable.
Mitigation measures might include:
- improving under‑floor ventilation
- installing positive‑pressure or extract systems
- sealing floors and walls
- adding radon barriers in new builds
In most cases, these are simple works costing roughly the same as a standard home improvement, like fitting a carpet or upgrading ventilation.
Radon and new‑build properties
For new homes in Radon Affected Areas, building regulations require protective measures such as:
- radon‑resistant membranes, and
- sub‑floor ventilation or sump systems (depending on risk level)
This means many newer properties already have preventative features in place.
What should conveyancers flag to clients?
A quick, clear explanation goes a long way:
- Check whether the property is in a Radon Affected Area – searches will tell you.
- Ask the seller whether radon testing has taken place, and if so:
- what the readings were,
- whether mitigation was installed, and
- whether follow‑up testing confirmed success.
- Reassure clients that radon risk is manageable and not usually a deal‑breaker.
- Encourage testing after completion if the property is in an affected area and hasn’t been tested recently.
Radon gas sounds dramatic, but in the property world it’s simply another environmental factor to be aware of – and one that’s easy to address. With clear information and straightforward testing, buyers can make confident, informed decisions about both the home they’re purchasing and any optional mitigation they may choose to install.
