Buying a home in Beverly is exciting, but there is one invisible factor you should not skip: radon. You cannot see or smell it, yet it can build up indoors and affect your health over time. In this guide, you will learn what radon is, how testing works in Illinois real estate, what your results mean, and how to handle mitigation during a Beverly purchase. Let’s dive in.
Radon basics and why it matters
Radon is a colorless, odorless radioactive gas that can accumulate inside homes. It is the second-leading cause of lung cancer in the U.S., and there is no known safe indoor level. You can review the health context in the EPA’s overview of the health risk from radon.
The EPA recommends taking action at 4.0 pCi/L and considering fixes between 2 and 4 pCi/L because risk increases with higher levels and longer exposure. Learn more about the EPA action level guidance. Illinois data shows many homes test at or above this level, which is why testing matters for Beverly buyers. The Illinois Department of Public Health summarizes statewide findings that a large share of tested homes have elevated results, reinforcing the need to test every home you consider. See the state’s radon FAQs for context.
Illinois rules in a Beverly purchase
Illinois law requires sellers to provide the Illinois “Disclosure of Information on Radon Hazards” and the IEMA pamphlet “Radon Testing Guidelines for Real Estate Transactions.” The law does not require sellers to test or fix, but sellers must disclose any known test results and prior elevated levels. You can review the state statute here: Illinois Radon Awareness Act.
IEMA licenses radon measurement and mitigation professionals and publishes transaction testing protocols. In a Beverly deal, you should expect to receive the state pamphlet and any seller-held results, and you should plan your own test to confirm current conditions. See IEMA’s real estate testing guidance.
Local resource note: Cook County offers mail-out test kits for suburban residents, and the county page directs Chicago residents to partner resources. For details, visit the Cook County radon test kit page.
How to test during your contract
Short-term vs. long-term tests
Short-term tests (often 48 to 96 hours) are common in real estate deals because they are fast and can be run under contract timelines. Long-term tests (90 days to 1 year) give a better year-round average and are useful after you move in. The EPA’s professional guide explains both approaches and when to use them. Review the EPA’s testing basics and protocols.
Where and how to place tests
Test the lowest livable level that is regularly used. In Illinois transactions, IEMA recommends measuring in each lowest structural area as applicable. Short-term tests require closed-house conditions for 12 hours before and during the test to keep results valid. See IEMA’s real estate protocol and the EPA’s closed-house guidance.
Who should perform the test
You can order a DIY kit or hire a licensed measurement professional. For results you will use in negotiations, a licensed pro with a continuous monitor is a smart choice. Verify credentials through IEMA’s licensee search and follow IEMA’s transaction guidance.
What your results mean
- Below 2.0 pCi/L: Lower risk, but not zero.
- 2.0 to 3.9 pCi/L: Consider mitigation to reduce risk.
- 4.0 pCi/L or higher: This meets the EPA action level. Plan to mitigate or negotiate a fix. See the EPA action level explanation.
If your short-term test is elevated, follow EPA protocol with either a long-term test or a second short-term test right away. Post-mitigation testing is always needed to confirm the system’s performance. The EPA outlines these follow-up steps in its professional guidance.
High result during a Beverly deal: your options
If results are at or above 4.0 pCi/L, you can negotiate based on your contract terms. Common paths include seller-installed mitigation before closing, a seller credit, price adjustment, or escrow for mitigation after closing. Always plan for a post-mitigation test to verify the system works as intended.
Fixing elevated radon: systems and costs
Most Chicago-area homes with basements or slabs are mitigated with active soil depressurization. Other methods include sub-membrane systems for crawlspaces, targeted sealing as a supplement, or added ventilation. The EPA provides a consumer overview of typical mitigation costs. Costs vary by home, but many projects fall in a broad range around four figures, with complex layouts potentially higher.
Choose an Illinois-licensed mitigator and request written bids, references, a clear design, and a post-installation test plan. Verify licensure with IEMA’s licensee directory. After installation, complete a follow-up test and keep all documentation for your records and future disclosures.
Step-by-step checklist for Beverly buyers
- Ask for required materials: the Illinois radon disclosure, the IEMA pamphlet, and any prior test reports. Confirm dates and whether testing followed protocol. Review the Illinois Radon Awareness Act requirements.
- Order an independent test under closed-house conditions. For negotiations, consider a licensed pro using a continuous monitor. See IEMA’s transaction testing guidance.
- If results are 4.0 pCi/L or higher, plan next steps. Options include seller mitigation, a credit, price change, or escrow, followed by a post-mitigation test. Review the EPA action threshold.
- If mitigation is needed, get at least two written bids and confirm licensing, warranties, and a post-installation test. Verify credentials in IEMA’s licensee search.
- After installation, run a follow-up test. For a true year-round average, consider a long-term test once you are settled. See the EPA’s follow-up testing guidance.
A clear plan for radon testing helps you protect your health and keep your Beverly purchase on track. If you want help coordinating a transaction-ready test, reading results, or planning negotiation strategies around mitigation, connect with Christina Horne for local guidance and a dependable vendor network.
FAQs
What is radon and why should Beverly homebuyers care?
- Radon is a colorless, odorless radioactive gas that can build up indoors and increase lung cancer risk, so testing every Beverly home you consider is important.
What does the EPA’s 4.0 pCi/L action level mean in a home inspection?
- It is the threshold at which the EPA recommends fixing the home, with mitigation also worth considering between 2 and 4 pCi/L.
Are Illinois sellers required to test for radon before selling a Beverly home?
- No, the law requires disclosures and the IEMA pamphlet, but not testing or mitigation, so you should arrange your own test during the contract.
Should I use a DIY kit or hire a licensed radon tester in a Beverly transaction?
- For negotiation-grade results, a licensed measurement professional using a continuous monitor is recommended and can be verified through IEMA.
How much does a radon mitigation system typically cost near Chicago?
- Many systems fall around four figures depending on the home, and you can review typical ranges and factors in the EPA’s consumer cost overview.
