Radon probably isn’t the first thing you think about when buying or selling a home in Kingsport, but it can impact your health, your timeline, and your negotiations. If you’ve heard mixed advice about testing and what the numbers mean, you’re not alone. In this guide, you’ll learn how to order a free Tennessee radon test kit, where to place it, how to read your results, and what to do next if levels are high. Let’s dive in.

Radon in Kingsport: What to know

Radon is an odorless, colorless radioactive gas that forms naturally in soil and rock. It can enter homes through cracks and openings in the foundation. Long-term exposure to elevated indoor radon can increase lung cancer risk. The U.S. Environmental Protection Agency identifies radon as the second leading cause of lung cancer after smoking.

Tennessee includes areas with elevated radon potential, and results can vary from home to home in Sullivan County and Kingsport. You cannot assume a neighbor’s low result means your home is low. The only way to know is to test your specific property. You can review general guidance on radon and local risk using the EPA’s overview and the EPA map of predicted radon zones.

• Learn the basics in the EPA’s radon overview.
• See broader patterns on the EPA map of predicted radon zones.

Order a free TDEC radon test kit

The Tennessee Department of Environment and Conservation (TDEC) offers free short-term test kits to many Tennessee residents. Availability can vary, so request a kit early, especially if you’re on a real estate timeline. Start with the TDEC Radon Program page for current kit ordering steps, local contact points, and program details.

• Visit the TDEC Radon Program page for kit availability and instructions.

Which kit you’ll receive

The free kits are generally short-term detectors, such as charcoal canisters or electret detectors. Short-term tests typically run from 48 hours up to 7 days. Always follow the instructions included with your device to ensure a valid result.

Where and how to place the kit

Follow EPA placement and testing guidance to get an accurate reading:

• Choose the lowest lived-in level where someone spends time, such as a family room, living room, ground-floor bedroom, or finished basement. Do not place kits in kitchens, bathrooms, or laundry rooms.
• Place the detector 20 inches to 4 feet above the floor on a stable surface. Keep it away from exterior walls, windows, doors, vents, fireplaces, and heat sources.
• Maintain closed-house conditions for 12 hours before and during the test. Keep windows and exterior doors closed except for normal entry and exit.
• Run the test for the period specified on your kit, often 48 to 96 hours for a short-term test. Do not change HVAC settings in unusual ways that could invalidate the test unless the kit instructions say otherwise.

You can find additional testing tips in the EPA’s consumer guidance.

Return and lab results

Seal and return the device exactly as instructed. Many kits include a prepaid mailer or return envelope. Lab turnaround times vary by program and lab, so check your kit materials or the TDEC page for current expectations.

Real estate timelines in Kingsport

Whether you’re preparing to list a home or you are under contract as a buyer, timing matters. Build testing and any follow-up steps into your schedule to avoid closing delays.

Sellers: test well before listing

If you are planning to sell, order your free kit several weeks before you go live on the market. This gives you time for a follow-up test if needed, plus mitigation and post-mitigation verification before you accept an offer. Early action keeps negotiations cleaner and helps buyers feel confident.

Buyers: test during your inspection period

If you are under contract, schedule your short-term test as soon as the inspection contingency period begins. This allows room for a confirmatory test and mitigation decisions before closing if your initial result is high.

Sample high-result timeline

• Day 0 to 7: Run the short-term test.
• Day 3 to 10: Receive results. If levels are at or above the action level, order a confirmatory test or consult a mitigator.
• Day 7 to 30: Schedule mitigation, depending on contractor availability.
• After mitigation: Complete a post-mitigation test once the system has run for the period your contractor or lab recommends.

How to read your radon results

Lab reports show the radon concentration in picocuries per liter (pCi/L). Use EPA guidance to decide next steps:

• Less than 2.0 pCi/L: Low. No action is generally recommended.
• 2.0 to 3.9 pCi/L: Elevated. Consider follow-up testing and discuss mitigation options.
• 4.0 pCi/L or greater: At or above the EPA action level. Plan to take action to reduce levels.

Confirmatory testing matters

If your first short-term result is 4.0 pCi/L or higher, arrange a confirmatory test before making irreversible decisions. You can repeat a short-term test or choose a long-term test that runs from 90 days up to 1 year. Long-term testing helps smooth out weather and seasonal swings to show a more accurate yearly average. For results between 2.0 and 4.0 pCi/L, a long-term test is often recommended, though a second short-term test can also help you decide.

Verify after mitigation

After a mitigation system is installed, complete a follow-up test to confirm that levels dropped to the target range. Do not consider the job complete until post-mitigation testing verifies success.

Mitigation options and costs

There are proven methods to reduce indoor radon. The right approach depends on your home’s foundation and layout.

Common mitigation methods

• Active soil depressurization (also called sub-slab depressurization) is the most common solution for slab or crawlspace foundations. A vent pipe and fan pull soil gas from beneath the home and vent it safely above the roof.
• Crawlspace solutions may include sub-membrane depressurization with sealing and a fan system designed for your structure.
• Sealing cracks and improving ventilation can help, but these measures alone are rarely enough to reduce radon to target levels.

Hire a qualified professional

Work with a certified radon mitigation professional. Look for NRPP certification and ask for experience, references, and a written estimate that includes expected post-mitigation testing. You can search for certified mitigators through the National Radon Proficiency Program and review Tennessee-specific resources on the TDEC Radon Program page.

• Find certified mitigators via the National Radon Proficiency Program.
• Review state program guidance on the TDEC Radon Program page.

Typical costs and timing

Many standard single-family installations fall in the range of about 800 to 2,500 dollars, depending on the home and system complexity. Straightforward jobs can often be installed in 1 to 2 days, but contractor scheduling can add lead time of days to several weeks. Plan your contract dates with those realities in mind.

Warranties and maintenance

Ask about fan warranties, workmanship guarantees, and ongoing monitoring options. Some homeowners add a continuous monitor for peace of mind, though it is not required.

Negotiating radon in a sale

There is no single rule about who pays for testing or mitigation. The best solution depends on market conditions, your contract, and what both parties prefer.

Common ways to handle costs

• Seller pays for mitigation and shares proof of post-mitigation results below the action level.
• Seller orders the test and discloses the results. Buyer negotiates credits or repairs if levels are high.
• Seller offers a credit or price reduction so the buyer can handle mitigation after closing.
• Buyer pays for confirmatory testing and mitigation.

Whatever you decide, document it clearly in the purchase agreement.

Contract details to clarify

• Testing window. Tie dates to the inspection contingency.
• Test types. Agree on short-term, long-term, or both.
• Action threshold. Many use 4.0 pCi/L, or another level agreed by both parties.
• Mitigation and retesting timeline. Set dates for completion and follow-up testing.
• Remedies if timing slips. Consider credits, closing extensions, or the right to terminate based on test outcomes.

If you are using a mortgage, ask your lender early if they have any radon-related requirements. Some loan programs or insurers may have specific steps or documentation needs.

Quick checklist

• Sellers: Order a free TDEC kit early. If results are elevated, get a professional estimate and decide whether to mitigate before listing or price accordingly.
• Buyers: Test during your inspection period. If your result is 4.0 pCi/L or higher, request confirmatory testing, collect mitigation estimates, and set firm timelines in your contract.
• Both: Use a certified mitigator and require post-mitigation verification testing before closing the loop.

Local resources you can trust

• EPA radon overview and guidance: Learn about risks, testing, and mitigation.
• EPA map of predicted radon zones: Understand broader patterns across counties.
• Tennessee Radon Program (TDEC): Order free test kits, find local contacts, and review state guidance.
• American Lung Association: Read consumer-friendly information about radon and lung health.
• National Radon Proficiency Program (NRPP): Find certified radon mitigators.

Taking radon seriously does not have to slow down your move. With a free test, clear steps, and a plan for mitigation if needed, you can protect your household and keep your transaction on track. If you want help fitting these steps into your buying or selling timeline in Kingsport, connect with Kim Leonard for local guidance tailored to your goals.

FAQs

What is radon and why it matters in Kingsport?

• Radon is a naturally occurring radioactive gas that can enter homes from the ground; long-term exposure to elevated levels increases lung cancer risk, so testing is important for Kingsport homeowners and buyers.

How do I get a free Tennessee radon test kit?

• Request a short-term kit through the Tennessee Radon Program and follow the instructions for placement, closed-house conditions, and returning the device for lab analysis.

Where should I place a short-term radon test?

• Place it on the lowest lived-in level, 20 inches to 4 feet above the floor, away from exterior walls, drafts, windows, doors, vents, and heat sources, and keep the home under closed-house conditions.

What do my radon results mean in pCi/L?

• Less than 2.0 pCi/L is generally low; 2.0 to 3.9 pCi/L is elevated and merits follow-up testing; 4.0 pCi/L or higher meets the EPA action level and calls for mitigation.

Do I need a second test if the first result is high?

• Yes, best practice is to complete confirmatory testing, either a repeat short-term test or a long-term test, before making irreversible decisions.

How much does radon mitigation usually cost?

• Many single-family homes see costs in the range of about 800 to 2,500 dollars, with most systems installed in 1 to 2 days, depending on complexity and contractor availability.

Who pays for radon mitigation in a home sale?

• It is negotiable. Common options include seller-paid mitigation with proof of results, seller credits or price adjustments, or buyer-paid mitigation after closing; document your agreement in the contract.

Where can I find certified radon mitigators?

• Search the National Radon Proficiency Program directory and review state guidance through the Tennessee Radon Program for local resources.