If you are buying or selling in Wilson, radon is one of those quiet, important topics that can influence health and a real estate deal. You want clarity without drama, especially when timelines are tight. In this guide, you will learn when and how to test, what the numbers mean, and how mitigation works in Teton County homes. You will also get simple checklists for smooth transactions. Let’s dive in.
Why radon matters in Wilson
Wilson and the broader Teton County area sit in a high‑potential radon zone. That means the chance of a home testing above recommended action levels is higher than in many other places. Every home is different, though, which is why testing is the only way to know your level.
The U.S. EPA recommends mitigation at or above 4 picocuries per liter (4 pCi/L). Some households choose to mitigate at lower results, especially between 2 and 4 pCi/L, based on risk tolerance or health considerations. When in doubt, consult local public health guidance.
Bottom line for Wilson: plan to test every home, whether you are moving in, preparing to list, or under contract.
When and how to test
Short‑term vs. long‑term tests
Short‑term tests
- Duration: usually 2 to 7 days.
- Best for: quick screening and most real‑estate timelines.
- Devices: charcoal canisters, electret ion chambers, or approved electronic monitors.
- Pros: fast results. Cons: more influenced by weather and house conditions.
Long‑term tests
- Duration: 90 days to 1 year.
- Best for: the most accurate estimate of your year‑round average.
- Devices: alpha‑track or long‑term electret detectors.
- Pros: more representative. Cons: slower.
If you are in a transaction, a verified short‑term test is common. For ongoing health assessment, follow up with a long‑term test, especially if your short‑term result was near or above 4 pCi/L.
Where to buy a kit in Wilson
Choose a kit that fits your goal:
- For real estate: an EPA‑approved short‑term kit or an electronic monitor accepted by both parties.
- For personal health: a long‑term alpha‑track detector.
Buy from reputable sellers. Local public health offices often share recommendations or sell kits. Many hardware stores and national labs offer kits as well. Verify that laboratory analysis is included and that the lab is certified or accredited. Check expected turnaround times so you can meet contract deadlines.
What should come with your kit:
- Clear placement instructions
- Start and end time guidance
- Return packaging and postage if applicable
- Lab ID or chain‑of‑custody information
Placement and closed‑house rules
Place your test in the lowest lived‑in level, such as a basement or ground‑floor living area. Follow these tips for consistent results:
- Maintain closed‑house conditions for at least 12 hours before and during short‑term tests. Keep exterior doors and windows closed. Normal use of interior doors is fine.
- Avoid kitchens, bathrooms, closets, direct sunlight, or areas with strong drafts or high heat.
- Set the device at breathing height, roughly 2 to 6 feet off the floor.
Long‑term tests are less sensitive to short‑term conditions, but you should still follow basic placement guidance.
Interpreting your results
- Below 4 pCi/L: Mitigation is not required by EPA guidance. Consider periodic retesting to confirm levels remain low.
- At or above 4 pCi/L: Plan to mitigate. It is best to confirm with a follow‑up test, either another short‑term test or a long‑term test to verify the initial result.
For real‑estate deals, a common path is a confirmatory short‑term test and then mitigation if levels are still elevated. Post‑mitigation documentation is typically part of final acceptance.
When to retest
- Routine retest: Every 2 years is a commonly suggested interval for homes without prior mitigation.
- After changes: Retest after major renovations, foundation work, finishing a basement, or HVAC changes that could shift pressure and airflow.
- After mitigation: Always retest to confirm reduction.
- Seasonal variability: If you started with a short‑term test, consider a long‑term follow‑up to better estimate your annual average.
Mitigation basics for Teton County homes
When to mitigate
Mitigate when a confirmed result is at or above 4 pCi/L. Some households with higher sensitivity or preferences for extra safety choose to mitigate at lower results. In most homes, trained professionals should install systems, especially when the solution involves sub‑slab work or new mechanical equipment.
Common solutions
Active soil depressurization (also called sub‑slab depressurization)
- The most common and effective method for homes with slabs or basements.
- A sealed pipe passes through the slab or connects to a sump, then an in‑line fan draws soil gases and vents them above the roofline.
- Typically produces significant reductions across a wide range of homes.
Sump sealing and depressurization
- If you have a sump pit, sealing or depressurizing the pit can reduce radon entry points.
Crawlspace strategies
- Options include sealing, adding a membrane, and sub‑membrane depressurization. In some cases, targeted ventilation is appropriate.
Ventilation‑based approaches
- Increasing fresh air exchange with mechanical ventilation or an HRV/ERV can help lower radon, though there are energy and comfort tradeoffs. These are usually supplemental.
Sealing cracks and openings
- Sealing is helpful as part of a broader system but rarely sufficient on its own for high levels.
What to expect during installation
Most projects follow a clear path:
- Inspection and measurements to find likely entry routes and confirm baseline levels.
- System design based on your foundation type, home size, and fan routing.
- Installation, including pipe routing, sealing major openings, and placing a continuously running fan.
- Post‑installation testing to verify reduction.
- Documentation and basic operating and maintenance instructions for the homeowner.
Cost and maintenance
- Cost range: National guidance commonly describes typical costs as several hundred to a few thousand dollars, depending on home size, construction, and system complexity. Local labor rates and routing needs in mountain homes can affect bids. Get local estimates for Wilson and surrounding Teton County.
- Maintenance: Fans run continuously. Check visual indicators or a manometer periodically to confirm operation. Replace fans or components as recommended by your installer. Keep all documentation and retest every 2 years or after major changes.
Radon in real estate deals
If you are selling
Testing before you list can reduce surprises. If time allows, a long‑term test provides the best picture. If timing is tight, a verified short‑term test with lab documentation still offers clarity for buyers. If levels are elevated, you can decide whether to mitigate ahead of listing or be ready to address it during negotiations.
If you are buying
Order a short‑term test early in your inspection window. Leave enough time to retest if needed and to discuss mitigation options. If results are elevated, you can negotiate mitigation prior to closing or request a credit. Plan for a post‑mitigation test to document results.
Negotiating elevated results
Common options include:
- Seller completes mitigation before closing with documentation of pre and post results.
- Buyer takes responsibility after closing with a seller credit.
- Both parties agree to a plan with timelines, warranties, and post‑mitigation testing requirements.
Your agent can help align the approach with local practice and contract timelines.
Documentation to keep
- Lab reports and device info for all tests
- Dates, times, and closed‑house notes for short‑term tests
- Contractor proposals, scope, location of fan, and expected performance
- Warranty details and maintenance guidance
- Pre‑ and post‑mitigation test results
Quick checklists
Buyer and seller testing checklist
- Decide on test type: short‑term for transactions, long‑term for health.
- Obtain an EPA‑approved kit or a certified testing service.
- Follow placement and closed‑house rules.
- Start early in the inspection period to allow retesting if needed.
- Keep all records, including lab reports and dates.
- If results are 4 pCi/L or higher, plan mitigation and set expectations for post‑mitigation testing.
Contractor selection checklist
- Verify certifications and training through a recognized program.
- Ask for recent local references and examples of before and after results.
- Get written proposals that outline the system design, expected reduction, fan location, warranty, and timeline.
- Confirm whether permits or electrical work are required in Teton County.
- Clarify who will perform post‑mitigation testing and how results will be delivered.
Local resources
- Teton County Public Health for local radon data, outreach, and potential kit options or vendor guidance.
- Wyoming Department of Health for statewide radon guidance, lab information, and certification details.
- U.S. EPA radon resources for national testing and mitigation guidance, including plain‑language overviews.
If you need referrals, your agent can coordinate local contacts and timelines that fit your transaction.
Ready to talk radon and real estate?
Whether you are under contract in Wilson or planning a future move, clear steps make a difference. Test early, interpret results with care, and if needed, mitigate with a certified professional and documented post‑testing. If you want local guidance on timing, vendors, and how to structure radon clauses in your deal, the Mountain Group team is here to help.
FAQs
What is the EPA radon action level for Wilson homes?
- The EPA recommends mitigation at or above 4 pCi/L. Some households choose to mitigate between 2 and 4 pCi/L based on risk tolerance.
How long does a short‑term radon test take during a transaction?
- Most short‑term tests run for 2 to 7 days, which usually fits within standard inspection periods.
If my Wilson home tests at 3.9 pCi/L, should I mitigate?
- 3.9 pCi/L is below the EPA action level of 4 pCi/L. Consider retesting or mitigating if you prefer added safety or have higher‑risk household members.
How long does mitigation installation usually take?
- Many residential systems can be installed in a day or two, though complex homes may require more time.
Will a radon system hurt resale value in Teton County?
- A properly designed system with documented test results is generally seen as a positive and shows proactive health protection.
How often should I retest my Wilson property for radon?
- Retest every 2 years, after major renovations, HVAC changes, or after mitigation to confirm performance.
