by Daniel Yoon | eXp Realty | Richmond, Virginia
The Virginia Department of Health reports average indoor radon levels of 2.8 pCi/L in the City of Richmond and 3.1 pCi/L in Henrico County, based on its 2016-2024 test data. That is below the EPA action level of 4.0 pCi/L but more than double the U.S. indoor average of about 1.3 pCi/L, and Chesterfield is in EPA’s highest radon zone (Zone 1). That means a significant percentage of homes in Henrico, Chesterfield, Hanover, and the City of Richmond have radon levels that pose a real health risk. Radon is the second leading cause of lung cancer in the United States. You cannot see it, smell it, or taste it. The only way to know is to test.
I recommend radon testing on every home purchase in the Richmond area. It costs $150 to $250 and could literally save your life.
What Is Radon?
Radon is a naturally occurring radioactive gas produced by the breakdown of uranium in soil and rock. It seeps into homes through cracks in the foundation, gaps around pipes, and openings in the crawl space. It accumulates in enclosed spaces, especially basements and lower levels.
Radon readings across the Richmond area run well above the U.S. indoor average of about 1.3 pCi/L. In VDH’s 2016-2024 test data, Chesterfield has the highest average of the four core localities at 3.7 pCi/L, followed by Henrico (3.1), the City of Richmond (2.8), and Hanover (2.7).
How Radon Testing Works During a Home Purchase
A radon test is typically done alongside your home inspection. The inspector places a testing device in the lowest livable area of the home for 48 hours. The device measures radon concentration in picocuries per liter (pCi/L).
- Below 2.0 pCi/L: Low risk. No action needed.
- 2.0 to 3.9 pCi/L: Moderate. Consider mitigation, especially if you have a basement.
- 4.0 pCi/L and above: EPA recommends mitigation. This is the action level.
- Above 8.0 pCi/L: High. Mitigation should be a condition of purchase.
Radon Mitigation: What It Costs and How It Works
Radon mitigation systems are straightforward: a pipe runs from under the foundation to the roof, with a fan that pulls radon gas from below the home and vents it outside. Installation usually costs $800 to $2,500 in the Richmond area, depending on the foundation and number of pipes. The system runs continuously and reduces radon levels by 90% or more.
If a home tests high, I negotiate mitigation as part of the purchase. Either the seller installs the system before closing, or they provide a credit based on a certified mitigator’s quote for the buyer to install it after. This is a standard negotiation in the Richmond market and sellers rarely push back.
Which Richmond-Area Localities Have Higher Radon?
Radon varies house by house, but here is how average readings compare in VDH’s 2016-2024 test data:
- Highest average: Chesterfield County (3.7 pCi/L; also in EPA Zone 1, the highest-potential zone)
- Middle: Henrico County (3.1 pCi/L)
- Lower averages: the City of Richmond (2.8 pCi/L) and Hanover County (2.7 pCi/L)
- VDH classifies all four localities as moderate radon risk areas (averages of 2 to 4 pCi/L).
These are generalizations. Two homes on the same street can have wildly different readings. Always test.
FAQs
Should I get a radon test when buying a home in Richmond VA?
Yes. VDH test data show averages of 2.8 pCi/L in Richmond and 3.1 pCi/L in Henrico, and many individual homes test above the EPA action level of 4.0. Testing costs $150 to $250 and is the only way to know if a home has elevated levels.
How much does radon mitigation cost in Richmond?
$800 to $2,500 for a standard mitigation system. The system reduces radon by 90%+ and runs continuously.
Can I negotiate radon mitigation with the seller?
Yes. High radon is a standard negotiation item in Virginia real estate transactions. Sellers typically either install the system or provide a credit.
Does radon affect home value in Virginia?
An un-mitigated radon problem can deter buyers. A home with an installed mitigation system is not penalized because the problem is solved. Having a system actually demonstrates the home has been tested and addressed.
Buying a home in Richmond? Call Daniel Yoon at (804) 896-2694. I include radon testing recommendations for every buyer and know how to negotiate mitigation when levels are elevated.