Radon Testing & Mitigation In Park County Homes

If you live in Livingston, you live in big sky country with naturally high radon potential under your feet. That can feel unsettling when you are buying, selling, or simply caring for your home. The good news is radon is straightforward to test and fix when you follow proven steps. In this guide, you’ll learn what radon means for Park County, how to test correctly, what mitigation looks like, and how Montana’s disclosure rules affect your transaction. Let’s dive in.

Radon basics and health risk

Radon is a colorless, odorless radioactive gas that can build up inside homes and increase lung cancer risk over time. Public health agencies recommend every home be tested. You can read a clear overview from the Centers for Disease Control and Prevention.

Livingston and Park County risk

Park County, including Livingston, is on the EPA map as a Zone 1 area, which means the highest predicted average indoor radon levels. The map is predictive at the county level, not a test of any one house, so the only way to know your home’s level is to test it. See the EPA radon zone map for context.

Montana overall sees more elevated results than the national average. State data shows about half of homes tested in Montana are at or above the EPA action level of 4.0 pCi/L. Learn more from the Montana Department of Public Health and Human Services.

How to test your home

Testing is simple, affordable, and the best first step. You can use a short-term kit for a quick snapshot or a long-term test for a better year-round average.

Test types: short vs. long term

• Short-term tests run 2 to 7 days and are useful for quick screening.
• Long-term tests run 90 days to 1 year and give a better estimate of your average level.
• Professionals often use continuous radon monitors during real estate transactions to track hourly changes.

For Montana-specific guidance and access to kits, start with the Montana DEQ Radon Control Program.

Where to place the test

• Test the lowest lived-in level of the home, such as a basement or lowest livable floor.
• For short-term tests, keep closed-house conditions: keep windows and exterior doors closed 12 hours before and during the test, except for normal entry and exit.
• Follow all kit instructions carefully for accurate results.

When to test

Winter can show higher values because homes are closed up more. If you have not tested, do it now, then retest every 2 to 5 years or after major renovations. DEQ often offers free or subsidized kits in January, which is a great time to test, as noted in their Radon Action Month update.

What your results mean

The EPA action level is 4.0 pCi/L. If your short-term test is at or above 4.0 pCi/L, plan a follow-up test to confirm the result, then talk with a qualified mitigation contractor about options. You do not need to panic, but you should act.

Mitigation options that work

Most Livingston homes reduce radon effectively with sub-slab depressurization, also called active soil depressurization. A contractor installs a pipe and fan that pulls soil gases from beneath the slab or foundation and vents them safely outside. It is the most common and generally most effective approach for basement and slab homes, as described in the EPA’s technical guidance on radon reduction.

Homes with crawlspaces may use crawlspace encapsulation with venting, or a sump or drain-tile suction approach where applicable. Sealing cracks supports a system, but sealing alone is not enough. After installation, always conduct a follow-up test to confirm results. The ATSDR explains that properly designed systems can reduce levels dramatically and should be checked periodically, including the fan and system components, as noted by the Agency for Toxic Substances and Disease Registry.

Typical costs in Montana

Costs vary by foundation type, house size, and complexity. Montana DEQ has referenced average contractor-installed mitigation costs around 1,200 to 1,500 dollars, with many homes falling roughly in the 500 to 2,500 dollar range, and some systems costing more. Get multiple written bids, ask about expected post-mitigation levels, warranties, and references. See DEQ’s summary in this state news release.

Radon in well water

Most radon issues come from soil gas. If your indoor air level is elevated and you use a private well, consider testing the well water. Radon in water can contribute to indoor air when it off-gases. Treatment options, such as aeration systems or granular activated carbon, are different from air mitigation and are handled by water-treatment specialists. Learn more from SoS Radon.

Buying or selling a home in Montana

Disclosure law you should know

Montana law requires a radon disclosure statement be provided on at least one document executed before or at the time of an offer to purchase inhabitable real property. If a seller knows the building has been tested, they must provide copies of test results and any evidence of mitigation prior to or upon entering a contract. Review the statute, MCA 75-3-606, via the Montana Code Annotated.

Testing during a transaction

Buyers commonly include radon testing in inspection contingencies. If a screening result is at or above 4.0 pCi/L, buyers often request a confirmatory test and negotiate mitigation or another remedy with the seller. Keep all lab reports and mitigation invoices with your transaction documents.

Choosing qualified professionals

Montana DEQ maintains resources and recommends using radon measurement and mitigation pros certified by national programs such as NRPP or NRSB. Ask contractors which ANSI/AARST standards they follow, request a written scope and post-mitigation test plan, and confirm warranty terms. Start your search with the Montana DEQ Radon Control Program.

Quick homeowner checklist

• Test the lowest lived-in level of your Livingston home. Use closed-house conditions for short-term kits. Start with the DEQ radon program for kits and guidance.
• If results are 4.0 pCi/L or higher, schedule a confirmatory test, then obtain written bids from qualified contractors. Ask about certification, references, standards used, and expected post-mitigation results.
• If you use a private well and air levels remain high, consider water testing and consult a water-treatment specialist if needed. See SoS Radon guidance.
• For a purchase or sale, complete the state-required radon disclosure and share any known test results and mitigation records as required by MCA 75-3-606.

Ready to move forward?

Whether you are planning a sale, writing an offer, or simply taking care of your home, a clear radon plan will remove uncertainty and protect your investment. If you want local perspective on how testing and mitigation often play out in Livingston transactions, reach out to Montana Life Real Estate. We are happy to help you navigate the process with straightforward guidance and trusted local resources.

FAQs

What is radon and why is it common in Livingston?

• Radon is a naturally occurring radioactive gas from soil and rock, and Park County’s geology places it in the EPA’s highest potential zone, so testing every home is recommended based on the EPA map.

How should you test a basement in winter in Park County?

• Use a short-term kit on the lowest lived-in level, keep closed-house conditions, and follow instructions, with winter being a good time to test as noted by the Montana DEQ.

What if a real estate test is above 4.0 pCi/L?

• Request a confirmatory test, then negotiate mitigation or another remedy, and keep all reports with your transaction documents in line with Montana’s disclosure requirements in MCA 75-3-606.

How much does radon mitigation cost in Montana?

• DEQ has referenced average contractor costs around 1,200 to 1,500 dollars, with many homes ranging roughly 500 to 2,500 dollars, as summarized in a state news release.

Do you need to test well water for radon in Park County?

• If indoor air is elevated and you use a private well, consider testing the water since radon can off-gas into indoor air, as explained by SoS Radon.