Radon, Sump Pumps and Drainage: What Davis County Home Buyers Should Ask at Inspection

Ask whether the home has been tested for radon, whether there is a sump pump, and how water moves around the house. Those three questions cover the problems that tend to cost the most to fix later and are easy to miss on a quick showing. The answers go into your inspection plan during your due diligence period.

Charisse Walker is a real estate agent with Chalker Properties Group in Salt Lake and Davis County, Utah, and a licensed mortgage lender. I walk buyers through these questions before the inspection, so they know what to ask and what to do with the answer.

This article is general information. Your inspector and any specialist you hire give the final word on your specific home.

Radon is a naturally occurring radioactive gas that can enter a home from the ground. It cannot be seen or smelled, so the only way to know is to test. Utah has areas where radon levels run higher than the national guideline, and testing is a common step in Utah purchases. Public health agencies generally recommend testing every home, and fixing the home if the result is above the action level they set.

What to do:

• Ask your inspector to include a radon test, or hire a separate radon tester.
• Ask the seller whether a test has been done before, and request the results.
• If the result is high, ask for a quote from a qualified mitigation contractor.

A mitigation system usually vents gas from under the home to the outside. Many are installed in a day or two. Ask for the cost in writing, then negotiate with the seller or decide whether to proceed, based on the contract. A high reading is a fixable problem and a common negotiation item, not an automatic reason to walk away.

A sump pump collects water from a pit under or beside the home and pushes it away from the foundation. If you see one, you want to know why it is there.

Ask the seller and the inspector:

• Has water ever entered the basement or crawl space, and when?
• How old is the pump, and does it have a battery backup?
• Where does the discharge line empty, and does it run away from the foundation?
• Are there stains, efflorescence (a white, chalky residue), or a musty smell on lower walls?
• Has any repair or waterproofing been done, and is there paperwork?

Water risk changes by property, by season, and by lot. Spring snowmelt and heavy storms can reveal issues that a dry fall inspection will not. If you are inspecting in a dry season, ask more questions of the seller, and read the seller disclosure with care.

The ground around the home should slope away from the foundation so water moves off, not toward, the walls. Inspectors look for low spots, soil that has settled against the house, and downspouts that empty right next to the foundation.

On a hillside or sloped lot, water flow deserves more attention. Look at where runoff goes, whether there are retaining walls, and what condition they are in. Ask the inspector to note any sign of movement such as cracks, doors that stick, or uneven floors, and bring in a structural engineer if the inspector recommends one.

Fixing downspouts and grading is often inexpensive. Retaining walls and foundation work are not. Learn which kind you are dealing with before your due diligence deadline.

• Roof and gutters. Age, condition, and where the water goes.
• Heating and cooling. Age of the furnace and air conditioner, and service history.
• Water heater. Age and condition.
• Electrical panel. Capacity, brand, and any signs of unsafe wiring.
• Sewer line. Ask about a camera inspection on older homes.
• Attic and insulation. Ventilation and signs of moisture.
• Windows and doors. Seals, operation, and signs of moisture between panes.

You can learn more about how I guide buyers through the inspection on the buyer page.

The inspection report is only useful if you act on it. In Utah, the purchase contract gives you a due diligence period with a deadline. Your options during that window depend on the contract terms, and your agent explains them. Generally you can ask the seller to repair, ask for a credit, ask for a price change, accept the home as is, or cancel under the contract's terms.

Sort the report into groups:

1. Safety and major systems. These often deserve a request.
2. Water and structure. Get a specialist's opinion.
3. Everything else. Decide whether it matters to you.

Make requests in writing and keep them focused. A short list of important items usually gets a better response than a long list of small ones. Get quotes for the big items so your request has a number attached.

• Skipping the radon test because the house looks fine.
• Inspecting in a dry season and not asking about water history.
• Ignoring a sump pump because it is working today.
• Missing the due diligence deadline while waiting for a specialist.
• Asking for everything on the report instead of what matters.

Book your inspector the day your offer is accepted. Good inspectors fill their calendars, and your due diligence deadline does not move because the schedule is full. If you want a radon test, a sewer scope, or a structural opinion, ask your inspector which can happen at the same visit and which need a separate appointment.

Leave time for follow-up. A specialist visit often takes days to schedule, and a quote takes more time after that. If you see you will not make the deadline, ask your agent about an extension in writing before the date passes. A written extension signed by both sides protects you. A verbal one does not.

Finally, attend the inspection if you can. Walking through with the inspector shows you what the report cannot: how the water meter looks, where the panel is, and which maintenance items are simple enough to do yourself. Ask questions as you go, and take photos for your own file.

Here is a typical example, not a client story. A buyer under contract on a Davis County home has a radon test done during the inspection. The result is above the action level. She gets a mitigation quote, asks the seller for a credit for the work, and schedules the install after closing. The sump pump, which the seller disclosed had run during one wet spring, is checked, and she asks the seller for the service records. Both items are handled inside her deadline.

Should I test for radon in Utah? Public health guidance generally recommends it for every home.

Can radon be fixed? Yes. Mitigation systems are common. Get a quote from a qualified contractor.

Does a sump pump mean the house has a water problem? Not always, but ask why it is there and review the history.

Who pays for radon mitigation? It is negotiated between buyer and seller under the contract.

What if I find a problem after my due diligence period? Your options narrow once the deadline passes, so use the window.

If you are shopping for a home in Davis County, plan your inspection before you write an offer. Charisse Walker is a real estate agent with Chalker Properties Group in Salt Lake and Davis County, Utah, and a licensed mortgage lender. I will help you build the checklist and read the report with you.

Reach out on the contact page. You can also read about first-time buyer guidance and the process I follow with every client. This article is general information, not legal or engineering advice.