If your Long Hill home has a radon system, are you giving it the quick care and timely re-testing it needs? Radon is invisible, but in our area it is a known risk that you can manage with simple habits. Whether you are staying put or planning a sale, a few checks and the right re-test schedule keep your home safer and your transaction smoother. This guide walks you through system care, when to re-test, and what Long Hill buyers and sellers should know. Let’s dive in.
Radon in Long Hill: What to know
Long Hill Township is in a Tier 1 area on New Jersey’s Radon Potential Map, which means elevated indoor levels are more likely here compared with many other towns. You should test any home, regardless of age or style, and especially before listing or during a purchase. The EPA’s action level is 4.0 pCi/L, and it recommends fixing at or above that level and considering fixes between 2 and 4 pCi/L. You can review testing guidance and action levels in the EPA’s radon resources for health professionals and homeowners.
How mitigation systems work and cost
Most New Jersey homes use active soil depressurization. A contractor creates one or more suction points under the slab or a crawlspace membrane, routes PVC piping up through the house or along the exterior, and runs an in-line fan that vents above the roofline. The fan runs continuously to keep radon from entering living areas.
Typical professional installations often range from about $800 to $2,500, depending on the home’s foundation and complexity. Many national estimates show common averages near $1,000 to $1,500. Energy use is modest, often under $100 to $150 per year in many areas. For a sense of national cost ranges, review HomeAdvisor’s overview, then get local quotes from NJ-certified pros.
Quality radon fans usually carry multi-year warranties. Many operate for several years under continuous use, and replacement is recommended when performance drops or the fan fails. For product specs and warranty examples, see a representative manufacturer page.
Simple care checklist (5–10 minutes)
Keeping your system effective takes quick, regular checks. These simple steps protect your home and help you avoid surprises during a sale.
- Weekly or biweekly
- Confirm the fan is running. Listen near the housing or feel for a slight vibration.
- Check the U-tube manometer near the pipe. The two liquid levels should be uneven, showing suction. If the levels are equal, the fan is not drawing.
- Monthly or quarterly
- Walk the vent run and look for cracks, disconnected joints, or gaps at the slab penetration.
- Check exterior sealants where the pipe exits and listen for unusual fan noise.
- Annually
- Schedule a radon test and a system check with a New Jersey certified professional.
- Consider fan replacement if it is near the end of its warranty or recommended service life.
- After changes
- Retest after power outages, foundation work, additions, or major HVAC changes. These can alter pressure and allow radon entry.
When and how to re-test
Re-testing keeps your home and transaction on track. Use the schedule below to stay ahead of issues.
After system installation
- Run the system at least 24 hours, then complete a short-term re-test within days to a few weeks to confirm reduction. Many installers complete this within 24 to 72 hours and often within 30 days. See a typical installer timeline in this re-test FAQ.
Ongoing schedule
- Test every two years as a general rule. In the first couple of years after installation, many homeowners choose to test annually to confirm stable performance. Always retest after renovations or major HVAC changes; this is a common industry recommendation reflected in re-testing guidance.
Choosing test types and setup
- Short-term tests (48–96 hours) provide a quick snapshot and are common in real estate. Long-term tests (90+ days) better reflect your yearly average, especially if used during the heating season.
- For short-term tests, follow closed-house conditions. Close exterior doors and windows at least 12 hours before and during the test, and place the device on the lowest lived-in level, away from drafts and high humidity. Review the EPA’s basic protocols in its testing guidance.
Buyers and sellers: Long Hill guidance
Your transaction benefits from clear testing and documentation. Here is how to prepare.
For sellers
- If your home has been tested or mitigated, New Jersey law requires that you provide the buyer with copies of the test results and evidence of mitigation when the sales contract is executed. Review the statute at N.J.S.A. 26:2D-73.
- Before listing, gather your latest radon report, any system warranty, and the installer’s certification details. Consider a fresh short-term test to show current performance.
For buyers
- Order an independent radon test during inspections, performed by a New Jersey certified measurement professional. Continuous radon monitors are common for real estate because they provide hourly data.
- If results are at or above 4.0 pCi/L, negotiate follow-up testing or mitigation per the contract terms. Use a certified contractor for any mitigation and request proof of re-testing after installation.
Who to hire in New Jersey
New Jersey requires certification for businesses and individuals who perform radon measurement and mitigation. Always verify current credentials before hiring. You can confirm certification status on the NJDEP site: Find certification information. For general radon resources, local programs, and the state hotline, visit the NJDEP Radon Program.
Quick re-test plan you can follow
- If you install a new system, re-test after it has run at least 24 hours and within 30 days of installation.
- If your first short-term test is 4.0 pCi/L or higher, complete a follow-up test to confirm before deciding on mitigation.
- After mitigation, confirm with a short-term test, then consider a long-term test during the next heating season.
- Retest after any renovation, foundation work, or HVAC change.
- Continue testing every two years to ensure long-term protection.
Keep your Long Hill home protected
In a Tier 1 area like Long Hill, regular testing and simple system care go a long way. A well-installed, well-maintained mitigation system is effective, affordable to run, and reassuring for both daily living and future resale. If you need help planning the right timeline for testing, repairs, and listing milestones, a local guide makes all the difference.
Have questions or need introductions to NJ-certified radon pros as you prepare to buy or sell in Long Hill? Reach out to Karen J Gray Realtor for local guidance tailored to your goals.
FAQs
What radon level is considered high in New Jersey?
- The EPA recommends fixing homes at or above 4.0 pCi/L and considering fixes between 2 and 4 pCi/L; many Long Hill homes test proactively due to the township’s Tier 1 classification.
How often should I re-test a mitigated Long Hill home?
- Complete a short-term re-test shortly after installation, then test every two years; also retest after renovations or major HVAC changes, and consider annual testing for the first couple of years.
Do I need a certified professional for testing and mitigation in NJ?
- Yes. New Jersey requires certification for radon measurement and mitigation businesses and individuals. Always verify current certification before hiring.
How long do radon fans last, and what are signs of failure?
- Many fans come with multi-year warranties and can run for several years. Signs of trouble include equal levels in the U-tube manometer, unusual noise, or vibration; if you see or hear these, call a certified contractor.
What must Long Hill home sellers provide about radon?
- If the home has been tested or mitigated, state law requires you to give buyers copies of test results and mitigation evidence when the contract is executed. Keeping recent test documentation ready can help your sale proceed smoothly.
