Radon Mitigation Without Making the Move Harder
Whether you are buying, selling, or trying to keep a closing on track, the goal is the same: get the radon issue handled cleanly and documented properly.
A Clear Plan for the Home and the Timeline
American Radon Systems designs mitigation systems for the actual house: homes with basements, crawl spaces, or even slab foundations, plus exterior routing and what the homeowner needs next.
If you are selling
Elevated radon often shows up when the buyer’s inspector tests the home. Call early so Bill can look at the house, give you a clear plan, and help you understand the calendar. If you decide to install the system, the work gets handled, documented for the file, and taken off the repair list before it creates closing pressure. While we are at it, we can also talk about the home you are moving into.
If you are buying
Call Bill with the inspection result. He can walk you through the number, quote the home you are purchasing, and talk through options like a seller credit or concession. That gives you a real number before closing and helps you choose the system you will actually own.
If the closing date is close
Calling early gives you more options and keeps the closing conversation simpler. Real estate timelines move fast, and we will tell you what is realistic for the calendar, the house, and the closing date.
If you just need direction
Talk to Bill. He will help you understand what the results mean, what the mitigation plan usually involves, and what the next step should be.
Agents: use the buyer-side realtor page or the listing-side realtor page.
Fix This Home for Closing. Have a Plan for the Next One.
A lot of our real estate work starts the same way. You are selling. The buyer's home inspector ran a radon test. The number came back elevated. Now radon is on the repair list and everyone wants the deal to keep moving.
That is exactly when it helps to call early. Bill can look at the house, explain the plan, and tell you what is realistic for the calendar. If you decide to install, the radon issue gets handled, documented, and taken off the repair list instead of sitting there as an open negotiation item.
If this deal does not close, a documented mitigation system can still help with the next buyer. A future buyer may still test the home, but they are no longer walking into an untouched radon issue. They can see the home has already been addressed, the system is in place, and the paperwork is ready.
Here is the part many sellers skip. You are about to buy another home. The same issue can show up there. We always encourage sellers to make sure the next house gets tested too. If that home needs mitigation, we can look at it and put a clear quote in your hands so you can work it out with the sellers of that property. No pressure. Just a number and a plan if you need one.
This house (the one under contract)
Early quote, realistic schedule, mitigation install when you decide to move forward, and clean documentation for the file.
The next house
Make sure it gets tested. If mitigation comes up, we can provide a quote you can use with those sellers. Call Bill and he will point you toward free or low-cost test options when useful.
Buying a Home With a High Radon Test?
If your inspection test came back high, you do not have to guess what the radon system should cost. Call Bill during your inspection window and he can look at the home, explain the likely mitigation plan, and give you a real quote before your deadline.
That gives you a clearer number before closing. Some buyers use the quote to ask for a seller credit or concession. Others simply want to know what the system will cost after closing so they can choose the company and the system they will actually own.
As the buyer, you have the opportunity to choose the company and system you will actually own. That means the pipe route, fan, sump lid, crawlspace details, noise, exterior appearance, and warranty support all matter. American Radon Systems installs clean, state-licensed radon mitigation systems with no trip charge for warranty work and free fan replacement for 5 years.
Talk with your agent or attorney about how credits, concessions, or repairs fit your contract. We stay on the home side: quote, system plan, timing, and install when you are ready.
What You Get
Most systems are installed in one visit. We protect the work path, build the system, clean up, and walk you through the basics before we leave.
You receive documentation and warranty information for your records. If this is part of a real estate transaction, that paperwork helps everyone keep the file clean.
No trip charge. Free fan replacement for 5 years. If the fan ever needs replacement, the new fan gets its own 5-year warranty.
What paperwork should you keep?
Keep the mitigation documentation, warranty information, any photos or notes provided, and the post-install retest results when they are available. The Illinois IEMA-OHS real estate radon materials are the official state source for real estate testing guidance. Your mitigation records help the next homeowner, the agent, and anyone servicing the system later.
What happens after the system is installed?
Bill walks through the basics before we leave. The home should be retested after the proper waiting period so the buyer, seller, or agent has a fresh result for the file.
If you want to understand install day before scheduling, read what to expect during a radon mitigation install. For warranty support after closing, see customer care.
Related radon guides
Realtor Radon Help
Separate listing-agent and buyer-agent paths.
Buyer-Side Guidance
Quote during the inspection window and understand cost before closing.
Seller-Side Guidance
Call early, keep flexibility, remove radon as an open repair item.
Radon Testing Guidance
What a result means and what to have ready when you call.
Radon Mitigation Cost
Honest ranges before Bill looks at the house.
What to Expect During Install
How a typical mitigation install is planned, protected, and cleaned up.
Customer Care & Warranty
No trip charge and free fan replacement for 5 years.
Radon Mitigation Services
What a full system install usually includes.
Helpful official radon resources
Last reviewed by American Radon Systems: July 2026
- Illinois IEMA-OHS real estate radon guidance
Official Illinois materials for radon testing guidance in real estate transactions.
- Illinois IEMA-OHS radon publications
State radon publications and homeowner materials for Illinois.
- EPA explanation of the 4.0 pCi/L action level
Federal guidance on the radon action level commonly discussed after test results.
Buying or Selling: Clear Next Steps
Elevated radon shows up in inspections all the time. Here is the practical path for buyers, sellers, and agents. Not legal advice. Talk with your agent or attorney about the contract side.
What is the EPA action level for radon?
The U.S. EPA action level is 4.0 pCi/L. At or above that, EPA recommends fixing the home. EPA also suggests considering action between 2.0 and 4.0 pCi/L. American Radon Systems follows that guidance without scare tactics. Your own test result is the number that matters for your home.
My home tested high for radon. What do I do next?
Stay calm. Note the number, where the test was placed, and any closing date. Then call or text Bill at (815) 370-9682 (that is his cell), or send your info on the contact form. You do not need to know what system you need. Bill looks at the home, explains the next step, and prices before work begins.
How long does a typical radon mitigation install take?
Most residential installs are completed in a single visit, often a few hours once the plan is set. Bill looks at the home first so materials and routing are right. Real estate closings get scheduled around the calendar when you tell us the date early.
I am buying a house that tested high for radon. What do I do next?
Call Bill with the inspection result, property address, and inspection deadline if you have one. He can walk through the number, quote the home under contract, and talk through options such as a seller credit or concession. That gives you a real number before closing and helps you understand the system you will own. Mitigation can often be done before or after closing depending on the deal and calendar.
What should a seller do if the buyer’s radon test comes back high?
Call early. Bill can look at the home, give a real quote, and help you understand the schedule. If you decide to install, the radon issue gets handled, documented, and removed as an open repair item instead of sitting as a negotiation problem near closing. Talk with your agent or attorney about the contract side.
Should a seller fix radon before closing or offer a credit?
It depends on the deal. Some buyers want the system installed before closing. Some buyers may ask for a seller credit or concession and choose the company later. Calling early gives the seller more flexibility either way. We are not giving legal advice. Bill provides a realistic quote, plan, and schedule so you can decide with your agent or attorney.
Why should sellers call early after a high radon test?
Early action protects options. Bill can look at the home, price the work, and get the job on the calendar if you move forward. Calling early gives you more options and keeps the closing conversation simpler, especially if the buyer later wants install before the closing date.
What happens if the buyer wants the radon system installed before closing?
Tell us the closing date and inspection deadline as soon as you can. Most residential installs are one visit once the plan is set. The earlier Bill looks at the home, the more realistic the calendar conversation is. Last-minute requests are harder because materials, routing, and crew time still have to line up.
Can fixing radon help keep the closing moving?
Yes, when it is handled early. Installing and documenting the system removes radon as an open repair item so it is less likely to sit on the table as a late negotiation problem. We provide paperwork for the file when the job is complete.
Should a buyer let the seller choose the radon company?
Sometimes that works fine, especially when everyone agrees on the company, timing, and paperwork. But the buyer is the one who will own the system. Getting a real quote during the inspection window helps the buyer understand the cost, layout, warranty, and timing before deciding whether to ask for a seller repair, credit, or post-closing installation.
Can a buyer get a radon mitigation quote during the inspection window?
Yes. That is one of the best times to call. Bill can look at the home, explain the likely mitigation plan, and give a real quote before the inspection deadline so the buyer understands cost before closing.
Can a buyer ask for a seller credit for radon mitigation?
Many buyers use a mitigation quote to discuss a credit or concession with their agent and attorney. A credit can sometimes be simpler for the seller than coordinating a last-minute repair, and it can let the buyer choose the company and system they will own after closing. American Radon Systems does not write contract language or give legal advice. We give the buyer a clear quote for the actual home so they can understand the number before closing.
Can the radon system be installed after closing?
Often, yes, if that fits the deal and the calendar. Some buyers prefer that path because they can choose the company, system route, and warranty support after they own the home. Other deals still need the system installed before closing. Bill will be straight about timing either way.
What should I send Bill after a high radon result?
Send the property address, the radon test result if you have it, your inspection deadline, the closing date, and any useful photos of the basement, crawlspace, sump area, or outside wall where a system might route. You do not need to know what system the home needs. Bill can help figure that out.
Why does warranty matter when buying a home?
Because the buyer lives with the system after closing. Pipe route, fan quality, sump details, noise, exterior appearance, and service support all matter later. American Radon Systems offers no trip charge for warranty work and free fan replacement for 5 years. Details are in your customer packet after install.
What do most realtors recommend when a seller’s home tests high?
Most agents want a calm plan: state-licensed mitigation, clear timing, and paperwork that holds up in the file. Some deals use a seller-paid install and some use a credit. The right path depends on the contract and the parties. We are not giving legal advice. We give a realistic schedule, a clean system, and documentation agents can use.
What do most realtors recommend when a buyer’s inspection finds radon?
Buyer’s agents often want the buyer to understand the number, get a real quote for that house, and decide whether a credit, seller-paid install, or post-closing install fits the deal. Quality, routing, and warranty matter because the buyer is the one who will own the system. Bill can quote the property and work with the agent on timing.
Who usually pays for radon mitigation in a home sale?
It is negotiable. Sometimes the seller pays for install before closing. Sometimes the buyer receives a credit or concession and hires the mitigator. Local custom and the specific contract drive it. We price the work the same either way and focus on a system that is done right.
Can radon delay a closing, and how fast can you install?
It can if nobody calls until the last minute. Most of our installs are one visit once the plan is set. Tell us the closing date early. We will say what is realistic. Documentation is ready for the file when the job is complete.
What if the home already has a radon system?
Have it checked. We can inspect the visible parts, fan, and manometer and say honestly whether it needs repair, fan replacement, or nothing. A working system with documentation is usually a plus at resale, not a problem. A future buyer may still test the home.
Should I walk away from a house with high radon?
Elevated radon is common and fixable. It is not automatically a reason to abandon a good home. Get a mitigation plan and a price during the inspection window, then decide with your agent. Panic is optional. A clear next step is not.
Why does my newer home have a radon pipe but no fan?
That is usually a passive radon system, rough-in piping required in many newer Illinois homes. It is not the same as a completed active system. If a test is elevated, activation adds the right fan and finishes the system so it pulls correctly. Bill checks whether the existing pipe is usable first.
Ready to Talk It Through?
Call Bill or fill out the form. He will help you sort out the next step.