Ask exactly what the inspection includes
When a buyer says “we are getting an inspection,” my next question is what is included. If radon testing matters to your purchase, name it explicitly. Do not assume it comes with a general home inspection or that a contractor will have a device available at the last minute.
For a Woodbury townhome, a Cottage Grove house, or an older Hastings property, start by requesting the available radon records. Ask when testing occurred, where it was performed, and whether the home has a mitigation system. The absence of a report is an unanswered question, not a test result.
MDH recommends that homes be tested. It also explains that radon testing and mitigation are not generally required as part of a real-estate transaction, while seller disclosure requirements do apply. Review the current disclosure materials with your agent; do not confuse receiving a disclosure with receiving a new test.
Official sources: Minnesota Department of Health: radon in real estate
Read an existing report in context
Look at the test date, location, duration, and who performed it. Ask whether the lowest occupiable level and relevant foundation areas were evaluated. If a report predates a finished basement, addition, or other significant change, ask a licensed professional whether new testing is appropriate.
MDH recommends periodic retesting and testing around certain changes to the home. Its testing guidance is a better reference than an assumption that a result stays current indefinitely. If a mitigation system is present, ask for installation and subsequent testing records as well.
Keep the report itself. A listing statement that a home “passed” leaves out the number, date, conditions, and method. A qualified professional should explain the result and recommended follow-up; my job is to help make sure that review fits the purchase process.
Official sources: MDH: testing and retesting guidance
Build testing time into the actual contract timeline
Ask the testing company when it can place the equipment, when the test ends, and when you will receive a report. MDH’s real-estate guidance describes a minimum 48-hour test and closed-house conditions. The professional should explain those conditions to the occupants so the test is not disrupted.
Work backward from the deadline in your actual agreement. The time to arrange access, complete the test, receive results, consult a professional, and discuss a response all belongs in the plan. An inspection appointment on the final day may leave too little room for the decisions that follow.
If equipment cannot be placed promptly or the test needs to be repeated, tell your agent immediately. Discuss the available contractual options rather than assuming an email or an unfinished test automatically extends a deadline.
If the result calls for action, get a specific scope
Ask a licensed radon professional to explain the recommended next step and provide a property-specific estimate when mitigation is proposed. Separate the installation scope, scheduling, and follow-up testing from the question of who would pay. Avoid relying on a generic online price for the negotiation.
A buyer and seller can discuss different ways to address the finding, but the agreed solution needs clear written terms through the proper transaction process. Ask what documentation will show the work is complete and how any follow-up result will be handled.
For sellers, finding your records before listing can prevent a scramble later. If work has been done, keep the invoice, system information, and test reports together. Those documents let the buyer evaluate actual information without asking you to make a technical assurance you cannot support.
Know where local homeowner resources fit
Washington County and Dakota County publish local radon resources and information about homeowner test kits. Those programs can be useful for ongoing homeownership or early preparation for a future sale. Check the county’s current eligibility, availability, and pickup details before going.
For a time-limited purchase, discuss the appropriate independent testing service with a licensed provider. A homeowner kit program and a scheduled professional real-estate test are different arrangements. Choose the approach that fits the purpose, conditions, and timeline rather than shopping only by the kit price.
Official sources: Washington County property and environment resources · Dakota County radon resources
Continue: Plan an East Metro home purchase
Sources reviewed . Confirm project schedules, property details, and service information when evaluating a specific home.