Maine Radon Rules That Can Affect Yarmouth Closings

Radon can be a surprise that slows a Yarmouth closing if you don’t plan for it. You want a smooth, on-time settlement, whether you are selling a coastal colonial or buying your first home. This guide breaks down how Maine’s radon practices show up in real transactions, what lenders and buyers usually expect, and the steps that keep your deal moving. Let’s dive in.

Radon basics in Maine

Radon is a naturally occurring gas that can enter homes through foundations and slabs. The U.S. Environmental Protection Agency (EPA) sets the core reference point for real estate at an action level of 4.0 pCi/L. Many professionals in Maine follow EPA and AARST/ANSI standards for testing and mitigation. The Maine Radon Program (Maine CDC) provides guidance and maintains listings of certified professionals.

In practice, buyers and lenders in Yarmouth look for testing and mitigation that follow these accepted standards. Using recognized protocols and documentation makes your negotiation and closing simpler.

Who can test during a sale

For a sale, the common expectation is a state-recognized, NRPP or NRSB certified radon measurement professional. That gives you a documented report that lenders and appraisers understand. Consumer test kits can be fine for personal screening, but they often do not satisfy contract contingencies or lenders.

Spell out in the purchase and sale agreement who orders and pays for the test and whether a certified tester is required. Clear language avoids last-minute disputes.

How short-term tests work

Most transactions use a short-term test because it fits the timeline. A certified tester will place a device for about 48 hours under closed-house conditions. That means windows and exterior doors stay closed for at least 12 hours before and during the test, with normal entry and exit allowed.

Continuous radon monitors are common in real estate because they log conditions and provide quick results. Long-term tests (90-plus days) provide a year-round average but rarely fit a standard contract window.

Typical testing timeline

• Day 1 to 3: Schedule a certified tester right after you go under contract.
• Days 2 to 5: The device runs for about 48 hours.
• Days 4 to 7: You receive the report and decide next steps.

Most agents aim to complete radon testing inside the inspection contingency, which is often 7 to 14 days.

What happens if levels are high

If the result is at or above 4.0 pCi/L, buyers commonly request mitigation. That does not kill a sale. It simply shifts the negotiation to how and when mitigation will happen, who pays, and what proof will be provided before or after closing.

Professionally installed mitigation systems often reduce radon below the EPA action level. A short-term follow-up test after installation is standard in a sale to confirm performance.

Mitigation: who does it and how long

Mitigation should be completed by a certified radon mitigation contractor (NRPP or NRSB) who is also registered with the Maine program if required. The most common approach is active soil depressurization, which uses a fan and vent pipe to draw radon from beneath the slab to the exterior.

• Installation time: typically a few hours to one day once scheduled.
• Scheduling window: plan for 1 to 14 days from contract to completion, depending on contractor availability, permitting, and complexity.
• Cost expectations: the EPA cites a typical range of about $800 to $2,500, with higher costs for complex foundations or difficult pipe routes.

Permits and local code in Yarmouth

Some mitigation systems need electrical hookups and penetrations that may trigger permits. Confirm with the Town of Yarmouth Code Enforcement office whether a building or electrical permit is required for your specific plan, and whether inspections are needed. Coordinating this early helps you avoid delays.

Lender expectations at closing

There is no single federal rule for lenders on radon. Practices vary by lender and loan product. Many underwriters accept a professional mitigation plan with documentation if levels are elevated. Others may ask for proof that the system is installed and retested before closing, or they may allow an escrow holdback to complete work after closing.

Common lender-ready items include the initial certified test report, a signed mitigation contract with dates, the installer’s credentials, a paid invoice, photos and system details, and a post-mitigation test report by a certified tester.

A practical timeline for a 30–45 day close

• Day 0: Sign the purchase agreement. Include a radon contingency that specifies certified testing, closed-house protocol, and remedies.
• Days 1–7: Perform a certified short-term test during the inspection window.
• Days 3–10: Receive results. If under the agreed threshold, proceed. If elevated, choose a path:
  • Seller completes mitigation before closing.
  • Seller provides a credit to the buyer for post-closing mitigation.
  • Escrow holdback is set up to complete work after closing.
• If mitigating before closing:
  • Days 7–21: Get written bids, confirm permits, and schedule the certified mitigator.
  • Days 8–22: Install the system and run a short-term post-mitigation test.
  • Days 10–28: Deliver reports, invoices, and test results to the buyer and lender.

Negotiation options that keep deals moving

• Seller completes mitigation pre-closing and delivers full documentation.
• Seller credit to the buyer to handle mitigation after closing.
• Escrow holdback with a clear deadline, budget, and documentation requirements.
• Price concession if parties prefer to adjust value instead of logistics.

Set expectations in writing for what constitutes acceptable proof. Most parties agree on a short-term post-mitigation test by a certified tester and a complete mitigation report.

Your lender-facing document checklist

Have these ready to avoid last-minute surprises:

• Pre-mitigation: Certified tester’s initial report noting closed-house conditions and the result.
• Mitigation contract: Scope, cost, contractor credentials, and start/finish dates.
• Permits and inspections: Copies of any Yarmouth permits and sign-offs.
• Completion package: Mitigation report with diagram, photos, fan model and serial number, plus proof of payment and warranty info.
• Post-mitigation test: Certified short-term test showing levels below the agreed threshold.

Tips specific to Yarmouth sales

• Schedule radon testing immediately after going under contract.
• Specify “certified tester and closed-house protocol” in the contingency.
• Line up one or two certified mitigators in advance in case results are high.
• Confirm Yarmouth permit needs with Code Enforcement before booking installation.
• Communicate your lender’s documentation preferences early, especially if an escrow holdback may be required.

Final take

Radon does not have to derail your Yarmouth closing. With certified testing, a clear contingency, and a practical plan for mitigation and documentation, you can stay on schedule and protect everyone’s interests. If you want help coordinating testing, quotes, permits, and lender-ready files as part of a polished, end-to-end sale, let’s talk.

Ready for a smooth close? Let’s connect to align testing and timelines with your goals. Emilie Cole can coordinate the details so you can move forward with confidence.

FAQs

Who can perform a radon test in a Maine home sale?

• A state-recognized, NRPP or NRSB certified measurement professional is the preferred and often expected choice for transaction-grade results.

What is the EPA action level for radon?

• The EPA recommends action at or above 4.0 pCi/L, which is the common real estate reference point for testing and mitigation decisions.

How long does a real estate radon test take?

• Most short-term tests run about 48 hours, with 2 to 7 business days total from scheduling to report delivery.

How fast can mitigation be completed in Yarmouth?

• Installation often takes a few hours to one day once scheduled; plan for 1 to 14 days from contract to completion depending on contractor availability and permitting.

What does a typical mitigation system cost?

• The EPA cites a typical range of about $800 to $2,500, with higher costs for complex foundations or challenging pipe routes.

Will elevated radon stop my loan?

• Not necessarily. Lender responses vary; many accept mitigation plus documentation, or an escrow holdback if work will be completed after closing.

What documents do lenders usually require after mitigation?

• The mitigation report with photos and system details, contractor credentials, a paid invoice, and a certified post-mitigation test showing reduced levels are commonly requested.