Is Radon a Deal Breaker When Buying a Home in Western Pennsylvania?
If you’re buying a home in Western Pennsylvania, odds are high that radon will show up on the inspection report. When it does, buyers often panic — and sellers sometimes brace for the deal to fall apart.
Here’s the calm truth: radon is common here, and in most cases, it’s manageable — not a deal breaker.
Why Radon Is So Common in Western PA Homes
Western Pennsylvania has the perfect geological recipe for radon. The underlying rock and soil naturally release it, and homes — especially those with basements — give it a place to collect.
That means a radon test isn’t a sign something is “wrong” with a house. It’s simply part of buying real estate in this region, much like aging roofs or older wiring.
What a Radon Test Really Tells You
Radon is measured in picocuries per liter (pCi/L). The EPA recommends mitigation at 4.0 pCi/L or higher.
Here’s what matters most in real transactions:
A high radon reading doesn’t mean the house is unsafe forever
It doesn’t mean the seller hid something
It does mean the home needs mitigation — which is straightforward and common
In many cases, a radon mitigation system can be installed quickly and relatively affordably, and it often solves the problem completely.
How Radon Is Usually Handled in a Real Estate Transaction
After reviewing dozens of inspection reports every year, I can tell you this: radon is one of the least dramatic issues to resolve when expectations are set properly.
Typical outcomes include:
Seller installs a mitigation system before closing
Buyer receives a credit and installs it after closing
Occasionally, buyers walk — usually because of fear, not facts
When handled calmly and professionally, radon rarely derails a solid deal.
The Mistake Buyers and Sellers Make
The biggest mistake I see is treating radon like a character flaw instead of a fixable condition.
Buyers spiral because they Google worst-case scenarios.
Sellers get defensive because they feel blamed for geology.
Neither reaction helps.
Radon is about risk management, not perfection — and that’s true of most inspections.
Should Radon Stop You From Buying a Home?
In almost every case: no.
What should stop you is unclear advice, rushed decisions, or ignoring how common this issue is in Western Pennsylvania real estate.
A good agent doesn’t minimize radon — they contextualize it. They help you understand what’s normal, what’s negotiable, and what actually matters long-term.
Sample Inspection Report
The Bottom Line
Radon shows up in a lot of homes here.
Mitigation works.
Deals move forward every day because of it.
The key isn’t avoiding radon — it’s knowing how to respond when it appears.
And that’s where experience makes the difference.