Radon is a naturally occurring radioactive gas you can’t see, smell, or taste. Yet it’s the second-leading cause of lung cancer in the United States, responsible for about 21,000 deaths per year according to the EPA.
If you’re buying a home in Hudson Valley or Eastern Pennsylvania, radon testing isn’t optional - it’s essential.
Why Hudson Valley Specifically?
The geology of the Hudson Valley - particularly the granite and shale formations common across Orange, Ulster, Dutchess, and Putnam counties - creates conditions favorable to elevated radon levels. Radon forms naturally as uranium in the soil decays, and in this region, concentrations can be significantly above the national average.
New York State does not have a mandatory radon testing law, which means many homes are sold without ever being tested. That’s a problem.
What Is the Safe Level?
The EPA recommends taking action if radon levels reach 4 pCi/L or higher. The average indoor radon level in the US is about 1.3 pCi/L. The average outdoor level is around 0.4 pCi/L.
There’s no completely “safe” level - radon at any concentration carries some risk. At 4 pCi/L, the risk of lung cancer is roughly 7 in 1,000 over a lifetime for a non-smoker. For smokers, the risk is dramatically higher.
How Testing Works
A short-term radon test uses a passive charcoal canister placed in the lowest livable area of the home - typically a basement or first floor. The canister stays in place for 48–72 hours, then goes to a certified lab for analysis.
At Mount Joy, we use certified test kits and handle placement and lab coordination for you. Results come back within a few days.
What If Levels Are High?
If radon levels come back above 4 pCi/L, mitigation is straightforward. A sub-slab depressurization system installs a pipe through the foundation and a fan that draws radon from beneath the home and vents it outside.
Mitigation systems typically cost $800–$1,500 and reduce radon levels by up to 99%. From a buyer’s perspective: elevated radon is not a reason to walk away from a home. It’s a negotiating point - and a solvable problem.
Bundle With Your Home Inspection
Radon testing can be bundled with a home inspection for convenience and savings. The test runs simultaneously during the inspection, adding no extra time to your day.
