Pennsylvania Senate Bill 760 requires radon testing in public school buildings in EPA Zone 1 counties by the 2026–2027 academic year. Homeowners are governed by PA Code § 7304 seller disclosure requirements. EPA action level: 4.0 pCi/L. Only DEP-certified professionals may install mitigation systems.
Pennsylvania Radon Compliance 2026: SB 760 and Residential Testing Standards
Pennsylvania has two distinct legal frameworks for radon: a new school testing mandate under Senate Bill 760 taking effect in 2026–2027, and an existing residential disclosure obligation under PA Code § 7304. This guide explains both, covers DEP certification requirements for mitigation contractors, and clarifies what the EPA's 4.0 pCi/L action level means in practice for buyers, sellers, and school administrators.
What Are the New Pennsylvania Radon Requirements for 2026?
Pennsylvania's radon regulatory landscape changed significantly in 2025 with the passage of Senate Bill 760. The law creates the first mandatory radon testing program for public schools in the Commonwealth — but it is limited to schools, and it does not extend the testing mandate to residential properties.
Understanding Senate Bill 760: Mandatory School Testing
Senate Bill 760 mandates radon testing in Pennsylvania public school buildings constructed before 2014 that are located in EPA Zone 1 counties — the highest radon potential classification. Zone 1 covers a significant portion of the Commonwealth, including much of southeastern Pennsylvania (the Reading Prong corridor), the Lebanon Valley, and parts of north-central PA.
Under SB 760, all testing must be performed by individuals certified under the Radon Certification Act and must follow ANSI-AARST MA-MFLB protocol (the standard for multi-family, school, and commercial buildings). This is a more rigorous testing protocol than the short-term residential charcoal canister tests used in home transactions.
If any occupied area tests at or above 4.0 pCi/L, the building must be mitigated and retested until levels fall below the action level. Mitigation must comply with ANSI-AARST SGM-MFLB standards — the commercial/institutional equivalent of residential ASD standards.
Compliance Deadlines: The 2026–2027 Academic Year Window
Initial testing must be completed within the 2026–2027 academic year. Buildings that test at or above 4.0 pCi/L must complete mitigation within six months of confirmatory testing results. Buildings that pass initial testing must retest every five years, or after any major structural, foundational, or HVAC renovation.
Public reporting is mandatory: results must be presented at a public school board meeting within 60 days, communicated to parent and employee organizations, posted on the district's website, and submitted to the PA DEP Bureau of Radiation Protection, the State Board of Education, and the county health department.
SB 760 Scope: School Mandate Only — Not a Homeowner Testing Mandate
SB 760 does not require Pennsylvania homeowners to test their properties. The law is explicitly limited to public school buildings in Zone 1 counties built before 2014.
The school mandate matters to homeowners as a market signal: it normalizes radon testing, raises public awareness in high-risk counties, and will likely accelerate radon testing contingencies in nearby residential real estate transactions. But the actual legal obligation for homeowners comes from a different statute — PA Code § 7304 — which governs seller disclosure in real estate transactions.
PA DEP Certification Requirements for Mitigation Systems
Pennsylvania has required DEP certification for radon mitigation contractors since the Radon Certification Act (Act 43 of 1987) — one of the oldest radon certification programs in the country. The law was a direct response to the Stanley Watras incident in Limerick (1984), when a nuclear plant construction engineer triggered radiation alarms from radon in his Reading Prong home, not from the plant itself.
Why Only DEP-Certified Professionals Can Install ASD Systems
Under Act 43, any person performing radon mitigation services for compensation in Pennsylvania must hold an active PA DEP certification. Certifications are issued and renewed by the PA DEP Bureau of Radiation Protection. There is no grandfather provision — homeowners cannot legally hire unlicensed contractors for mitigation work and have the results recognized for real estate disclosure purposes.
The requirement exists because active sub-slab depressurization (ASD) systems — the dominant mitigation method — must be engineered correctly for the specific foundation type, home size, and sub-slab communication characteristics of each property. An incorrectly sized fan, improperly sealed penetration, or misrouted exhaust can result in elevated radon in living spaces, carbon monoxide backdraft risk, or moisture issues.
Always verify contractor certifications directly through the PA DEP radon contractor database before hiring. Active certification status, not just a license number, is what matters.
The 24-Hour Post-Mitigation Testing Protocol
After an ASD system is installed, a post-mitigation test is required to verify that the system has reduced radon below 4.0 pCi/L. Industry standard and ANSI-AARST guidance calls for a minimum 24-hour closed-house test using a continuous radon monitor (CRM) or charcoal canister placed in the lowest livable area.
If post-mitigation levels remain above 4.0 pCi/L, the system requires adjustment — typically adding suction points, increasing fan capacity, or addressing foundation sealing failures. Reputable DEP-certified contractors include post-mitigation testing in the installation price and guarantee results. Request this guarantee in writing before signing any contract.
For cost guidance on ASD systems across Pennsylvania, see our Pennsylvania radon mitigation cost guide ($843–$2,529 statewide range).
Radon Disclosure in PA Real Estate Transactions
Pennsylvania's residential radon disclosure framework predates SB 760 by decades. The relevant statute — PA Code § 7304 — has been in effect since 2000 and creates specific obligations for sellers in residential real estate transactions. Understanding what it requires (and what it does not) is critical for both buyers and sellers in high-radon counties.
Interpreting the 4.0 pCi/L EPA Action Level for Home Buyers
The EPA's 4.0 pCi/L action level is the threshold at which mitigation is recommended — not a safety threshold. The EPA has also established a 2.0 pCi/L consideration level at which mitigation is worth evaluating, particularly in high-occupancy homes. The national average indoor radon level is approximately 1.3 pCi/L.
In Pennsylvania, where 40%+ of homes in high-risk counties exceed 4.0 pCi/L, buyers should:
- Insist on a 48-hour short-term CRM test during the inspection contingency period
- Negotiate mitigation costs into the purchase agreement if levels exceed 4.0 pCi/L
- Request post-mitigation test documentation if the seller claims a system is installed
- Verify any listed contractor performed the mitigation holds an active DEP certification
FHA and VA lenders increasingly require radon testing in Zone 1 counties as a condition of financing. Conventional lenders may require it based on appraiser recommendations. Check with your lender early in the transaction if the property is in Berks, Lehigh, Centre, Dauphin, or other high-radon counties.
PA Code § 7304 Seller Disclosure Requirements
Pennsylvania's Seller Property Disclosure Law (68 Pa.C.S. § 7304) requires sellers to disclose:
- Any known radon test results — both pre- and post-mitigation
- The existence of any installed radon mitigation system, including make, model, and installation date if known
- Any known defects in an existing mitigation system
Critical point: § 7304 is a disclosure law, not a testing law. Sellers are not required to test — only to disclose results they already have. A seller who has never tested has no obligation to test before listing. This creates a significant information asymmetry in high-radon counties: the most at-risk homes (older construction in Zone 1) are often the least likely to have been tested.
Buyers have no legal mechanism to compel testing under § 7304. Protection comes through the inspection contingency — always include radon testing as a named contingency, not a general inspection clause. The standard PA Association of Realtors contract includes radon contingency language; ensure it is checked and the testing window is specified.
To connect with a DEP-certified radon professional in your county, use our free matching service. We connect homeowners and buyers with independently certified contractors — we do not perform testing or mitigation.
Pennsylvania Radon Compliance: Key Facts
| Standard / Requirement | Detail |
|---|---|
| EPA Action Level | 4.0 pCi/L — mitigation recommended above this threshold |
| EPA Consideration Level | 2.0 pCi/L — evaluate mitigation, especially high-occupancy homes |
| School Testing Mandate | Senate Bill 760 — Zone 1 schools built before 2014, by 2026–2027 |
| School Mitigation Deadline | 6 months after confirmatory test above 4.0 pCi/L |
| Homeowner Disclosure Law | PA Code § 7304 — sellers disclose known results, not a testing mandate |
| Certification Body | PA Department of Environmental Protection (DEP) Bureau of Radiation Protection |
| Certification Statute | Radon Certification Act — Act 43 of 1987 |
| Primary Mitigation System | Active Sub-Slab Depressurization (ASD) |
| Post-Mitigation Test | Minimum 24-hour closed-house CRM test required |
| Testing Standard (Schools) | ANSI-AARST MA-MFLB protocol |
| Mitigation Standard (Schools) | ANSI-AARST SGM-MFLB standard |