Who Pays for Radon Mitigation: Buyer or Seller?

No law in Pennsylvania says whether the buyer or the seller pays for radon mitigation. It is negotiated through the inspection contingency in the agreement of sale. In most deals, the buyer asks the seller to cover radon mitigation during the sale, either with a system before closing or with a credit. The seller can agree, counter or refuse, and the buyer then decides.

Below are the common outcomes and what drives them.

Why there is no single answer

Radon is treated like most other inspection findings. The buyer orders a test during the inspection period. If the result is at or above the EPA action level of 4.0 pCi/L, the buyer can ask the seller to do something about it. Nothing forces the seller to say yes, and nothing forces the buyer to accept a "no."

That makes radon a negotiation point, not a fixed seller duty. The EPA's radon resources for the real estate community frame it the same way: test, then let buyer and seller agree on the fix. The answer in any given sale depends on the market, the contract terms, the timeline and how motivated each side is.

The four common outcomes in Pennsylvania deals

1. The seller pays and installs before closing

The seller hires a PA DEP-certified mitigator, the system goes in, and a clearance test runs before settlement. This is common when there is enough time before closing and the seller wants a clean, finished file.

Good for buyers because: the system is in and tested before they own the home. Good for sellers because: they control the cost with a fixed written quote.

2. The seller gives a credit at closing

The seller agrees to a dollar amount, usually based on a written mitigation quote, and the buyer installs after moving in. This works when the timeline is tight or the buyer wants to pick the installer.

Watch for: lender limits on seller credits. Some loan programs cap how much a seller can contribute toward closing costs. For example, Fannie Mae caps seller contributions on a primary home at 3%, 6% or 9% of the lower of the price or appraised value, depending on the down payment. FHA loans allow up to 6%. VA loans limit certain seller concessions to 4%, not counting normal closing costs. The buyer's lender can confirm what applies.

3. The price is reduced

Instead of a credit, the parties lower the purchase price. The buyer pays for the system out of pocket after closing.

4. The buyer pays

Sometimes the buyer accepts the home as is and pays for the system. This happens in competitive markets, when the buyer waived or limited the inspection contingency, or when the buyer simply wants to choose the installer and system design without involving the seller.

What decides who pays

Several factors push a deal toward one outcome or another:

• Market conditions. In a hot market, sellers have more room to say no. In a slower market, buyers have more leverage.
• Contract terms. The length of the inspection contingency and negotiation period shapes what is possible.
• Time to settlement. If closing is weeks away, a seller-installed system is easy to schedule. If it is days away, a credit may be the only practical option.
• Disclosure history. If the seller already knew about high radon, it should be on the Seller's Property Disclosure Statement. Our guide to Pennsylvania radon disclosure rules for sellers explains what sellers must share.
• Other inspection items. Radon is often bundled with other repair requests, and the total ask matters.
• Existing system condition. If the home has a system that is not working, the request may be a fan replacement or repair, not a full install.

How the request usually works

In the standard Pennsylvania agreement of sale, the buyer's inspection contingency period is a set number of days. During that time, the buyer tests and then decides to accept the home, end the agreement, or send the seller a written corrective proposal. If the buyer sends a proposal, there is a negotiation period for both sides to reach a written agreement. If they do not agree, the buyer chooses between accepting the home and ending the agreement, based on the contract terms. If the parties leave the blanks empty, the standard PAR form uses a 10-day contingency period and a 5-day negotiation period that starts after the contingency period ends.

A good radon request is specific. For example, it can ask the seller to:

• hire a PA DEP-certified radon mitigator,
• install a system and run a clearance test at least 24 hours after the fan starts,
• provide results below 4.0 pCi/L before settlement, and
• hand over the installer's paperwork and any warranty or guarantee.

If the request is for a credit, attach a written quote so the number is grounded in a real price.

Seller-installed vs. credit: a quick comparison

Pennsylvania cost guides commonly cite roughly $800 to $2,500 for a standard system in an existing home. A written on-site quote sets the real number for a specific house, and that number is what the negotiation should use.

Tips for buyers

• Test early in the inspection period so you have time to negotiate.
• Use a PA DEP-certified tester.
• Get a written mitigation quote before you send your proposal.
• If the seller installs, ask for the installer's certification number and the clearance test results.

Tips for sellers

• Consider testing before you list. Fixing early avoids pressure later.
• If a buyer's test is high, get a written quote fast so your agent can respond.
• If you install, choose a certified mitigator who offers a written guarantee on the clearance result.

Key takeaways

• No Pennsylvania law sets who pays for radon mitigation. It is negotiated.
• The inspection contingency is where the request is made and answered.
• Common outcomes: seller installs, seller credit, price reduction or buyer pays.
• Timeline, market and lender rules often decide which option works best.
• Base any credit on a written quote from a certified mitigator.

Frequently Asked Questions

Is the seller required to fix high radon in Pennsylvania?

No. Pennsylvania does not require a seller to install a radon system. Known results must be disclosed, but fixing the problem is a matter of negotiation between buyer and seller.

Is a credit or a seller-installed system better?

It depends on time and control. A seller-installed system gives you test results before closing. A credit lets you choose the installer and system design after you move in.

Get a written quote for your negotiation

Whether the seller installs or gives a credit, a written quote keeps the numbers real. We provide radon mitigation for York home sales, with free written quotes and scheduling around your closing date. Call (717) 356-3035 any time for a same-day callback.