We here at Nestor Shanahan Auctioneers know that buyers have plenty on their minds when viewing a home: location, layout, condition and price, to name just a few. Radon rarely makes the list, yet it is one of the most important health considerations in Irish housing. You cannot see it, smell it or taste it, and the only way to know whether a home is affected is to test for it. The good news is that radon is easy to measure and usually straightforward to fix. Here is what every buyer should know before making an offer.
What is radon?
Radon is a naturally occurring radioactive gas produced by the decay of uranium found in rocks and soils. Outdoors, it disperses harmlessly into the air. Indoors, however, it can seep up through the ground, cracks in floors and gaps around pipes, and build up to higher concentrations, particularly in rooms at or below ground level.
Why radon matters
Long-term exposure to high radon levels increases the risk of lung cancer. According to the EPA, radon causes around 350 cases of lung cancer in Ireland every year. The risk is greatly amplified for smokers, who account for roughly nine in every ten radon-linked lung cancer cases. Radon is measured in becquerels per cubic metre (Bq/m³), and the national Reference Level for long-term exposure in a home is 200 Bq/m³, above which remedial action should be considered.
Step 1: Check the radon map
Before you view a property, look it up on the EPA's radon map, available at radon.ie. Some parts of the country are designated as High Radon Areas, where homes are more likely to have elevated levels. That said, high readings can occur in any part of the country, and a home outside a High Radon Area is not automatically in the clear. Equally, being in a High Radon Area does not mean a particular house has a problem. The map simply tells you how seriously to take the question.
Step 2: Ask the seller about previous tests
Ask the seller, through your auctioneer, whether the home has ever been tested and, if so, request a copy of the results. It is important to know that only the results of a test carried out over at least three months can be properly compared with the national Reference Level, so a short-term reading is far less reliable. If the home has been remediated, ask what work was carried out, when, and whether a follow-up test confirmed that levels had dropped. Receipts and test certificates are worth passing to your solicitor.
Step 3: Look for radon protection in newer homes
Homes built in recent decades should include radon protection measures under the Building Regulations, such as a radon barrier or a sump beneath the floor. These measures are valuable, but they are not a guarantee. Official guidance makes clear that installing them does not ensure levels will be below the Reference Level, and owners are advised to test once the building is occupied. If a newer home has a sump that was never activated with a fan, it may simply need connecting should a test show high levels.
Step 4: Plan to test
Because a reliable test takes three months, most buyers will not be able to complete one before going sale agreed. Instead, factor radon into your plans for the first few months after moving in. Testing kits are inexpensive and can be bought directly from EPA-registered testing companies. The detectors are small and discreet, and you simply place them in a bedroom and living area before posting them back for analysis.
What happens if levels are high?
Don't panic. In most cases radon can be reduced significantly, typically by improving ventilation or installing a radon sump. The EPA publishes a list of registered remediation companies, so you can get quotes from experienced professionals. Be aware that there is no grant available to help with the cost of radon remediation, so if you already know a home has a problem, it is reasonable to factor the likely cost into your offer. Once work is complete, always carry out a follow-up test to confirm it has been effective.
Tips for sellers
If you are thinking of selling, consider testing your home now. A recent, satisfactory three-month result is a reassuring document to share with buyers, and if levels are high, you have time to remediate before going to market. Buyers increasingly ask about radon, and having clear answers ready demonstrates transparency and helps keep a sale moving smoothly.
The bottom line
Radon should not put you off a home you love, but it should be on your checklist. Check the map, ask the right questions and plan to test, and you can enjoy your new home with complete peace of mind.
If you would like to discuss buying or selling a property, contact us on 061 415337 or email info@nestorshanahan.ie or visit nestorshanahan.ie.
Disclaimer: This article is based on publicly available information and is intended for general guidance only. While every effort has been made to ensure accuracy at the time of publication, details may change and errors may occur. This content does not constitute financial, legal or professional advice. Readers should seek appropriate professional guidance before making decisions. Neither the publisher nor the authors accept liability for any loss arising from reliance on this material.
