A Tenant's Guide to Understanding Radon in Rental Properties

Why Radon in Rental Properties Demands Attention

When I first bought a home in York County back in the early 2000s, the seller handed me a disclosure about radon. I remember thinking it was just another piece of paper. Within a week, I had placed two radon testing kits in the basement and was stunned to see levels over 8 pCi/L. That experience taught me that radon isn't a problem that stops at the property line. It moves into rental housing just as easily, and tenants often have less control over the situation than homeowners. Understanding radon in rental properties means knowing your rights, the landlord's responsibilities, and what you can do to protect yourself without owning the building.

Radon is a radioactive gas that comes from the natural decay of uranium in soil. It seeps through cracks in foundations, gaps around pipes, and openings in crawlspaces. The EPA has identified York County as having a high potential for elevated indoor radon levels. That matters because if you rent a home or apartment in this area, you could be breathing elevated radon levels without ever knowing it. The gas is invisible and odorless, and the only way to detect it is with proper testing.

Who Is Responsible for Testing?

State law in Pennsylvania does not explicitly require landlords to test for radon. The Pennsylvania Department of Environmental Protection provides guidance and free testing programs, but the responsibility often falls to the tenant. This creates an awkward dynamic. You cannot install a radon mitigation system in a house you do not own, but you also cannot force a landlord to pay for testing if they are not aware of a problem. What most tenants do not realize is that you can buy a short-term radon test for under twenty dollars and get a result within a few days. A short-term radon test gives you a snapshot of the current levels, usually over two to seven days. If the result comes back high, you have data to bring to your landlord.

I have seen cases where tenants simply ask their landlord to cover the cost of a test, and many landlords agree. It is a low-cost way to show they take the issue seriously. But if the landlord refuses, the tenant still has the right to test on their own. The rental housing code in York County does not prohibit a tenant from placing a test in their own living space, as long as they do not damage the property. Make sure you read your lease carefully. Some leases restrict modifications, but a test kit sitting on a table is not a modification.

What the Results Mean

The EPA recommends fixing your home if the radon level is 4 pCi/L or higher. That number is not a safety line, it is a guideline. Even levels between 2 and 4 pCi/L carry risk, and the EPA suggests considering mitigation. If your short-term radon test shows a level above 4 pCi/L, you should follow up with a long-term radon test. A long-term radon test measures levels for more than ninety days and gives a more accurate picture of your average exposure. Radon levels fluctuate with weather, season, and how often you run the heating or cooling system. A long-term test smooths out those spikes.

I once helped a friend in a basement apartment in downtown York. Her short-term test came back at 6.2 pCi/L. We did a long-term test over three months and the average was 5.8 pCi/L. That confirmed the problem was real. She brought the results to her landlord, and after some back and forth, the landlord agreed to hire a certified radon professional. The solution was a sub-slab depressurization system, which is the most common type of radon mitigation system for homes with a concrete slab foundation. It involves drilling a small hole in the basement floor, installing a radon vent pipe that runs up and out of the house, and attaching a radon fan that runs continuously to pull the gas from beneath the slab and vent it outside. The landlord also installed a soil gas retarder under the slab to prevent future seepage. The whole job cost around fifteen hundred dollars, and the friend's radon levels dropped below 1 pCi/L.

Mitigation Options for Rental Housing

Not every rental has a concrete slab. Some older homes in York County have crawlspace foundations. In those cases, crawlspace ventilation can be very effective. By increasing the airflow under the house, you dilute the radon before it enters the living space. A simple crawlspace ventilation system might involve adding vents or a small exhaust fan. It is far less expensive than sub-slab depressurization, and it can be done without major construction.

For tenants who live in a house with a basement, the mitigation system will usually be a sub-slab depressurization setup. The key components are the radon vent pipe and the radon fan. The fan runs 24/7 and uses very little electricity, typically less than a hundred watts. The pipe is routed to the outside, often through the garage or up the side of the house. The landlord should have the system tested after installation to confirm it is working. A continuous radon monitor can be used to watch levels over time. These monitors plug into an outlet and give real-time readings. They are not as accurate as laboratory tests, but they are good for spotting trends.

What About Radon in Water?

Most of the focus is on radon in air, but radon in water is also a concern for houses served by private wells. If your rental uses well water, the radon can be released into the air when you shower, wash dishes, or run the washing machine. The risk from radon in water is primarily from inhalation, not ingestion. The standard solution is point-of-entry treatment, which uses an activated carbon filter or aeration system to remove the radon before it enters the house. These systems are installed on the main water line and require professional setup. If you rent a house with a well and you are concerned about radon, you can test your water separately. Most radon testing kits are designed for air, but you can buy a specific water test kit from a certified lab.

Tenant Rights and Landlord Responsibilities

Pennsylvania does not have a specific radon disclosure law for rental properties, but the rental housing code in York County does require landlords to provide a safe and habitable dwelling. Elevated radon levels can reasonably be considered a health hazard, which may trigger the landlord's implied warranty of habitability. If a tenant performs a test that shows high levels and the landlord refuses to take action, the tenant has legal options. They can contact the Pennsylvania Department of Environmental Protection for guidance or file a complaint with the local code enforcement office. In practice, most landlords are willing to work with tenants once they see hard numbers. The cost of testing is low, and the cost of mitigation is a one-time investment that adds value to the property.

I have also seen landlords use radon-resistant new construction techniques when building new rental units. These methods include placing a layer of gravel and a soil gas retarder under the slab, installing a radon vent pipe that runs up through the roof, and sealing all foundation openings. This passive system relies on natural air pressure differences to vent the gas, and it costs very little during construction. It is far cheaper than retrofitting a system later. If you are looking at a newly built rental, ask whether it was built with radon-resistant features. Many builders in York County now include them because they are required by the local building code for new homes.

Practical Steps You Can Take Right Now

If you are a tenant concerned about radon in rental properties, here is what I suggest:

• Buy a short-term radon test from a hardware store or online and place it in the lowest livable area of your home. Avoid bathrooms and kitchens because humidity and cooking can affect the result.
• Seal the test according to the instructions and mail it to the lab. Most results come back within a week.
• If the result is 4 pCi/L or higher, repeat with a long-term radon test for a more accurate average. If it is between 2 and 4 pCi/L, consider a long-term test anyway.
• Share the results with your landlord in writing. Include the lab report and a summary of what the numbers mean. Offer to let them verify with their own test.
• If the landlord does not respond, contact the Pennsylvania Department of Environmental Protection for free advice and possible low-cost testing assistance.

You can also buy a continuous radon monitor for around one hundred fifty dollars. It plugs into an outlet and tracks levels throughout the day. This is especially useful if you want to see how levels change when you are home versus away, or during different seasons. It is not a replacement for a certified lab test, but it gives you ongoing awareness.

The Bottom Line

Radon in rental properties is a real issue, but it is one that tenants can address without owning the building. The key is testing. Without a test, you have no data and no leverage. With a test result in hand, you have something concrete to discuss with your landlord. Most landlords will respond reasonably once they understand the problem. And if they do not, you have options through the Pennsylvania Department of Environmental Protection and local housing codes. The health risk from long-term radon exposure is significant, but it is also preventable. Taking that first step with a simple test kit can make all the difference.