When buying a home, ensuring the property is safe and free from environmental hazards is essential. Three common culprits that pose serious risks are radon, mold, and asbestos. While these issues may not always be visible during a home tour, a professional home inspection can uncover their presence, giving buyers the information they need to make an informed decision.
This guide breaks down what home inspectors look for, why these hazards matter, and what to do if they’re found.
Why Radon, Mold, and Asbestos Matter
Radon
Radon is a naturally occurring, odorless, radioactive gas that can seep into homes through cracks in the foundation. Long-term exposure to high radon levels is the second leading cause of lung cancer in the United States.
Mold
Mold thrives in damp, humid areas and can trigger health issues like allergies, asthma, and other respiratory problems. Certain molds, such as black mold, are particularly harmful and may indicate underlying moisture problems in the home.
Asbestos
Asbestos was widely used in construction materials before the 1980s for its fireproof and insulating properties. However, when disturbed, asbestos fibers can become airborne and, if inhaled, may lead to severe health issues such as lung cancer, asbestosis, and mesothelioma.
What Home Inspectors Look For
1. Radon Testing
- Inspectors may conduct radon testing as an add-on service.
- Testing involves placing a radon detector in the lowest level of the home for a specified period, typically 48 hours.
- Results will indicate whether radon levels exceed the EPA’s action level of 4 picocuries per liter (pCi/L).
2. Mold Detection
- Inspectors visually assess areas prone to moisture, such as basements, attics, bathrooms, and around plumbing fixtures.
- They look for signs of water damage, leaks, and visible mold growth.
- Air or surface testing may be recommended if there’s evidence of mold or a musty odor but no visible growth.
3. Asbestos Identification
- Home inspectors assess materials likely to contain asbestos, including insulation, roofing shingles, vinyl tiles, and popcorn ceilings.
- If they suspect asbestos, they will recommend further testing by a qualified asbestos professional, as inspectors are not typically licensed to collect samples.
What Happens If Hazards Are Found?
Discovering radon, mold, or asbestos doesn’t have to be a dealbreaker. Here’s what to do:
Radon
- Mitigation Systems: Radon levels can often be reduced with a mitigation system that vents the gas outside the home. Costs typically range between $800 and $2,000.
- Negotiation: Buyers can request the seller to install a radon mitigation system before closing.
Mold
- Remediation: A mold remediation specialist can clean and remove mold, address moisture issues, and prevent future growth.
- Inspection Contingency: If mold is found, buyers can use the inspection contingency to negotiate repairs or a price reduction.
Asbestos
- Leave It Undisturbed: Asbestos that’s intact and undisturbed is often safer left alone.
- Professional Removal: If asbestos poses a risk, professional abatement services are necessary. Removal costs vary based on the extent of the issue but are often negotiable with the seller.
How to Protect Yourself as a Buyer
- Request Radon Testing: Ensure the inspection includes radon testing, especially in areas with known radon risks.
- Inspect for Moisture: Pay attention to damp areas, water stains, or musty odors during your home tour.
- Ask About Older Materials: If the home was built before the 1980s, inquire about past asbestos testing or abatement.
- Use Your Contingencies: Include inspection contingencies in your purchase agreement to protect yourself from unforeseen hazards.
Why a Trusted Realtor Makes a Difference
Navigating environmental hazards can be challenging, but an experienced realtor can guide you through the process. From recommending qualified inspectors to negotiating repairs or price adjustments, a knowledgeable agent ensures your interests are protected.
Conclusion: A Safe Home Is a Happy Home
Radon, mold, and asbestos are serious issues, but they don’t have to derail your dream of homeownership. By conducting thorough inspections and working with experienced professionals, you can address these hazards and move forward with confidence.
Looking for a Safe and Sound Home in Indiana?
As a trusted Indiana real estate expert, I’m here to help you find a home that fits your needs and passes all safety checks. Contact me today to get started on your home-buying journey!
