Radon And Edina Closings: What Buyers Expect

Buying or selling in Edina and wondering how radon fits into your closing timeline? You are not alone. Radon comes up in many Twin Cities transactions, and clear steps make it manageable. In this guide, you will learn what buyers expect, how testing works during a sale, what “closed-house” means, and how to plan mitigation without derailing your closing. Let’s dive in.

Why radon matters in Edina

Radon is a colorless, odorless radioactive gas that can build up indoors. Elevated levels increase lung cancer risk. Minnesota homes tend to have higher radon levels than many other states, so you should plan for radon to be part of your transaction.

The EPA recommends taking action at or above 4.0 pCi/L. The Minnesota Department of Health (MDH) notes that some households consider mitigation at lower levels, such as 2 to 4 pCi/L, based on individual risk factors. You can find a clear overview of health risks and action levels in the EPA’s resource, A Citizen’s Guide to Radon.

How radon testing works in a sale

MDH advises using MDH-licensed radon professionals for transaction testing and mitigation. Licensed testers follow real estate protocols and produce reports that buyers and sellers can rely on during negotiations.

Short-term CRM tests

For most home sales, buyers order a short-term test using a Continuous Radon Monitor (CRM) that runs for 48 to 96 hours. CRMs log hourly data and help confirm test integrity. MDH’s real estate guidance explains why CRM reporting is preferred when timing is tight and documentation matters. Learn more on the MDH radon in real estate page.

Closed-house conditions

Short-term tests used in transactions should be conducted under closed-house conditions so results reflect typical soil infiltration rather than temporary ventilation changes. MDH follows the widely used standard for short-term testing:

• Keep windows and exterior doors closed for at least 12 hours before the test and throughout the test period, except for normal entry and exit.
• Operate heating and cooling systems normally. Avoid whole-house fans, attic fans, and other devices that pull in outside air.
• Limit activities that change airflow patterns, like ongoing fireplace use or extended exhaust-fan operation.

You can review testing basics and preparation steps on the MDH radon testing page.

Reading results and thresholds

• At or above 4.0 pCi/L: The EPA recommends mitigation. In a sale, this often triggers negotiations for installation or a financial concession.
• Between 2.0 and 3.9 pCi/L: MDH notes that some households choose to mitigate based on preferences and risk tolerance.

CRM reports should include test dates and times, device details, and notes about closed-house conditions. Ask for the full written report to support any agreed next steps.

What buyers expect during Edina closings

Inspection contingency timeline

Radon testing usually happens during the inspection period, often alongside the home inspection but ordered as a separate service. Short-term tests run for at least 48 hours. Allow time for the tester to place and retrieve the device, plus 1 to 3 days for the written report.

Negotiations when levels are high

If the result is at or above 4.0 pCi/L, buyers commonly request mitigation, a price reduction, or an escrow holdback so work can be completed and verified. Contracts typically set deadlines for installation and post-mitigation testing to confirm results before closing or soon after.

Lenders and inspections

Most lenders do not require radon testing, though some loan programs may vary. Buyers in Edina often request a radon test regardless. Expect a professional CRM test and a formal report to document outcomes either way.

What sellers can do before listing

Consider a pre-listing test

A pre-listing CRM test helps you avoid surprises. If levels are low, you can share the report proactively. If levels are elevated, you can choose to mitigate before listing or disclose and plan for negotiations.

If levels are elevated: mitigate now or disclose

Many sellers choose to mitigate before going live to simplify the inspection period. If you disclose and prefer to negotiate, be ready to respond quickly if the buyer’s test confirms elevated levels.

Documentation and disclosure

Sellers typically disclose any known radon test results, the presence of a mitigation system, and any related repairs. Attach past reports if you have them. For legal form language and exact obligations, consult your agent or a real estate attorney. MDH also provides general guidance on radon in real estate transactions on the MDH site.

Mitigation basics and timelines in Hennepin County

Typical steps

1. Hire an MDH-licensed mitigator for a site evaluation.
2. Get a written estimate and proposed design.
3. Install the system, most often active soil depressurization.
4. Complete a post-mitigation verification test, ideally by a tester separate from the installer.

How long it takes

• Scheduling the evaluation: 3 to 14 days, depending on contractor availability.
• Installation: Many single-family homes can be completed in one day.
• Post-mitigation verification: A 48 to 96 hour CRM test, plus 1 to 3 days for the report.
• Total time from decision to confirmed results: often 1 to 3 weeks, longer in busy seasons or for complex systems.

Cost expectations

EPA and industry sources place typical mitigation costs around $800 to $2,500, depending on house size and complexity. Local pricing in Hennepin County often falls within this range. Get written quotes and ask about warranties. For an overview of methods and benefits, visit the EPA radon page.

Post-mitigation testing and warranty

After installation, obtain a formal verification test report. Keep the contractor’s system description, warranty, and operating instructions. Many buyers look for a 1 to 5 year fan warranty and documentation showing levels are below the agreed threshold.

How to hire an MDH-licensed pro

Verifying license and credentials

MDH maintains lists of licensed testers and mitigators. Ask for the professional’s MDH license number, proof of instrument calibration for CRMs, and references. You can verify professionals and learn about licensing on the MDH licensed radon professionals page. Many providers also hold national credentials through NRPP or follow standards from AARST.

What a good report includes

Expect the tester’s report to list device serial numbers, calibration details, start and stop times, hourly readings, quality assurance notes, and confirmation of closed-house conditions. Thorough documentation helps both sides agree on next steps.

Questions to ask

• How soon can you place and retrieve the device?
• Do you provide a written report with hourly data and protocol statements?
• For mitigation, what system design do you recommend and why?
• What is the estimated timeline from permit to verification test?
• What warranty is included and what are the maintenance needs?

Practical scenarios and contract tips

Pre-listing test by the seller

Pros: reduces surprises, allows proactive mitigation, and may keep the inspection window calm. Cons: you cover the upfront cost and must decide whether to mitigate before listing or disclose and negotiate.

Buyer-ordered test during the contingency

Expect a 48 to 96 hour CRM test and a formal report. If results are elevated, be prepared to agree on mitigation, a price concession, or an escrow holdback with clear timelines and retest requirements.

If mitigation does not meet the agreed level

Your amendment should say what happens next. Options include additional work, a larger holdback, a price adjustment, or a right to cancel. Clear language keeps the closing on track.

Keep your closing on track: quick timeline

• Day 0 to 3: Hire an MDH-licensed tester and schedule placement.
• Days 3 to 7: CRM runs for 48 to 96 hours; retrieve device and await report.
• If ≥ 4.0 pCi/L: Engage an MDH-licensed mitigator; get a written estimate.
• Within 1 to 2 weeks: Install mitigation, then retest with a CRM for 48 to 96 hours.
• Within 1 to 3 weeks total: Receive verification report and finalize documentation.

Local resources you can trust

• MDH testing and real estate guidance: MDH radon overview and MDH radon in real estate
• Find licensed pros: MDH licensed radon professionals
• County information: Hennepin County radon resources
• National guidance: EPA radon, NRPP, and AARST

When you plan for radon early, you protect your health, your deal, and your timeline. Whether you are buying or selling in Edina, MDH-licensed professionals and clear documentation help you move forward with confidence.

Ready to line up testing, weigh options, or coordinate mitigation timelines around your closing date? Schedule a consultation with the Amanda Cox Home Team and get a clear plan that fits your goals.

FAQs

What is radon and why is it common in Minnesota?

• Radon is a colorless, odorless radioactive gas that can accumulate indoors; Minnesota homes often show higher levels, so testing is a routine part of many transactions.

What is the EPA action level for radon during a home sale?

• The EPA recommends mitigation at or above 4.0 pCi/L; some households consider mitigation between 2.0 and 3.9 pCi/L based on preferences and risk tolerance.

How does closed-house testing work during a transaction?

• You keep windows and exterior doors closed 12 hours before and during a 48 to 96 hour CRM test, run HVAC normally, and avoid fans or activities that pull in outside air.

How long does radon mitigation take before closing?

• Simple systems often install in one day, followed by a 48 to 96 hour verification test; most transactions can complete mitigation and retesting in about 1 to 3 weeks.

Who pays for radon mitigation in Edina home sales?

• It is negotiable; many sellers agree to pay when elevated levels are first discovered during the buyer’s inspection, but terms depend on the contract.

How do I find an MDH-licensed radon professional in Hennepin County?

• Use the MDH list of licensed testers and mitigators, confirm license numbers, request sample reports or written estimates, and check references before you hire.