Radon Mitigation for Investment Properties
Call with the address, the radon result, and the date that matters. Bill looks at the home, states the price before work begins, and tells you whether that date is realistic.
What to have ready
Text or call Bill at (815) 370-9682 with these details. That number is Bill's cell phone. Calls Mon-Sun, 7 a.m.-7 p.m. Texts, photos, and forms can be sent anytime.
- The property address and town.
- The radon result in pCi/L, and whether it came from a county kit, a detector, or a measurement for a sale.
- Whether you are selling, renting, or still deciding.
- Any closing, listing, or tenant date.
- A photo of a radon pipe in the utility room, if the home already has one.
Bill reads a result you already have at no charge. For a purchase or a listing, the measurement itself belongs with an Illinois-licensed measurement professional. If the home is not in a sale and you still need a number, the testing guidance links a free Cook County kit, where that program applies, and the $8 Will County kit.
How to read the number
The U.S. EPA recommends fixing a home when the radon level is 4.0 pCi/L or higher. EPA also recommends considering a fix between 2.0 and 4.0 pCi/L. That guidance is on the EPA action level page. A high number does not mean you stop using the home. It means the next step is a system designed for that foundation.
If you are selling, IEMA-OHS describes the Illinois Radon Awareness Act as the law that requires a seller to give the buyer two items. Those items are the pamphlet Radon Testing Guidelines for Real Estate Transactions, and the Illinois Disclosure of Information on Radon Hazards. Your agent or attorney can tell you how that applies to your file. We install the system and give you written documentation for the file.
Understanding a radon result walks through pCi/L in plain language. The buying or selling page covers inspection-window timing when the property is under contract.
Published price ranges
These ranges are the same ones on the cost page. Bill looks at the home before the price is final. A closing date changes the calendar, not the price.
- Passive activation, when usable piping is already in the home, starts at $900. Call for details.
- A new system for most basement or slab homes is $2,000 to $2,500.
- A gravel crawlspace that must be sealed, or a home with a basement and a crawlspace, is often $4,000 to $6,500.
- Replacing a radon fan is $575, including the fan, the visit, and the labor. There is no trip charge. Fan replacement is usually within a day or two, including systems another company installed. If a fan we installed fails during its five-year warranty, the visit, labor, and replacement fan are included at no cost. Fan replacement details.
Credit card payments carry a 3% processing fee, shown before payment.
Bill plans the pipe route for that foundation, including a finished basement, so the system looks orderly in a listing photo and a walkthrough.
Warranty that goes with the property
If a fan we install fails during the first five years, we replace it at no cost to you. The service visit, labor, and replacement fan are all included. A replacement fan installed under warranty receives its own five-year term.
The written warranty covers fan-assisted systems for the life of the fan, and for at least five years from installation, to keep the average radon level below 4.0 pCi/L when the test follows approved measurement procedures. If a qualifying radon test during the warranty period shows radon above 3.9 pCi/L, contact American Radon Systems. We review the test information and determine what additional mitigation work is reasonably necessary under the warranty.
That limited performance warranty transfers to the next owner of the same property, on the terms in the packet. The packet is the full document, including limits and exclusions. Download the customer packet or read the summary on the customer care page.
More than one address
New-system installation is usually scheduled within a week or two, and most installs are completed in a single visit. Call with each address, each result, and each date. We will tell you what fits before you commit.
American Radon Systems is owner-operated in Tinley Park. Illinois Radon Mitigation License RNM2018212. 700+ Google reviews with a 5.0 average.
Need mitigation on a property?
Call Bill with the address and the date. Or send your info and he will call you back.
Related radon guides
Helpful official radon resources
Last reviewed by American Radon Systems: October 10, 2026
- EPA explanation of the 4.0 pCi/L action level
EPA recommends fixing a home at 4 pCi/L or more, and considering a fix between 2 pCi/L and 4 pCi/L.
- Illinois IEMA-OHS real estate radon guidance
IEMA-OHS describes the seller disclosure materials for a residential sale, including the radon pamphlet and the radon hazards disclosure.
- Illinois IEMA-OHS Radon Program
State radon program page. American Radon Systems holds Illinois radon mitigation license RNM2018212.