Quick answer: Allegheny, Beaver, Butler, and Lawrence counties are all in the EPA’s highest radon zone. Test every home. If it comes back at 4.0 pCi/L or higher, a mitigation system usually fixes it. And a lot of Western PA sits on old coal mines, so check the state mine map and look at mine subsidence insurance. It is cheap.
Folks moving here from out of state have never heard of either one. Locals sometimes shrug them off. Both are a mistake. Here is the simple version.
What is radon and why does it matter in Western PA?
Radon is a gas that comes up out of the ground. You can’t see it or smell it. Over time, breathing high levels raises your lung cancer risk. Pennsylvania has some of the highest radon levels in the country, and our basements pull it right in.
Should I get a radon test when buying a house in PA?
Yes. Every time. It is a cheap add on to your home inspection and usually takes about 48 hours. In Pennsylvania, the person testing must be certified by the state DEP.
The EPA says fix it at 4.0 pCi/L or higher. If the test comes back high, that is not a reason to walk. It is a reason to negotiate.
How much does radon mitigation cost?
A typical system in our area often runs around $800 to $1,500. It is a pipe and a fan that pulls the gas from under the basement floor and vents it outside. Most buyers ask the seller to install one or give a credit. Very normal here.
Already have a system? Make sure the fan runs and ask for the last test result. Sellers in PA have to disclose radon tests they know about.
What is mine subsidence?
Western PA was built on coal. There are old abandoned mines under a lot of towns. Sometimes they collapse and the ground above sinks. That can crack foundations, walls, and driveways.
Here is the catch. Regular homeowners insurance usually does not cover mine subsidence.
How do I know if a house is over a mine?
Pennsylvania DEP has a free map. Search “PA MSI risk map” and type in the address. It shows if there is known mining under or near the property.
How much is mine subsidence insurance in PA?
Cheap. The state program charges about 27 cents per $1,000 of coverage. On $200,000 of coverage that is around $54 a year. Seniors get a discount on their main home. For less than the cost of a pizza a month, I tell every buyer to look at it, especially in older mining areas.
What else should I inspect on an older Western PA home?
- Basement water: Look for stains, efflorescence, and sump pumps. Ask about history.
- Sewer line: Older homes have clay or cast iron lines. A camera scope is cheap insurance.
- Well and septic: Common in rural Beaver, Butler, and Lawrence County. Test both.
- Municipal inspections: Some towns require a resale inspection before closing.
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FAQ
Is radon a dealbreaker?
Almost never. It is a known fix. Get it tested, get it fixed, move on.
Does Pittsburgh have high radon?
Allegheny County is in the EPA’s highest risk zone. Many homes test high and many test low. The only way to know is to test.
Is mine subsidence insurance required?
No. It is optional. But it is one of the cheapest protections you can buy here.
Bottom line
Test for radon. Check the mine map. Scope the sewer if the house is old. Do that and you will buy smarter than most people in Western PA. Ready to look? Search Western PA homes here or call or text our Pennsylvania team at 724.302.3115.