What Buyers and Sellers Need to Know Before the Nose Knows Nothing
Radon is one of those real estate topics that sounds scary, invisible, and slightly mysterious. Which is fair, because it is invisible, odorless, and sneaky. Yet in Colorado Springs, radon is not a fringe issue or a “maybe someday” concern. It is a very real part of buying and selling a home, especially in areas near the foothills and throughout the Pikes Peak region.
This blog breaks down what radon is, why it matters in real estate transactions, how it impacts buyers and sellers, and what to expect during a radon test. Consider this your calm, practical guide. No hazmat suit required.
What Is Radon and Why Does It Matter?
Radon is a naturally occurring radioactive gas that comes from the breakdown of uranium in soil and rock. It moves up through the ground and can enter homes through cracks in foundations, sump pumps, crawl spaces, and even well water.
According to the Environmental Protection Agency, radon is the second leading cause of lung cancer in the United States, after smoking. The key issue is long-term exposure. You cannot smell it, see it, or feel it, but over time, elevated radon levels can pose a serious health risk.
Colorado happens to be one of the states with higher radon potential, and Colorado Springs is located in a geologically active region near the Pikes Peak, which contributes to higher-than-average radon levels in many homes.
Why Radon Is a Big Deal in Colorado Springs Real Estate
Radon is not a deal-breaker, but it is a deal factor.
In Colorado, radon testing is commonly performed during the home inspection period. Buyers often request it, sellers often expect it, and most experienced agents plan for it.
Here is why it matters locally:
• Many homes in El Paso County test above the EPA action level of 4.0 pCi/L
• Basements and garden-level homes are more susceptible
• Older homes and newer homes can both have elevated radon
• Mitigation systems are common and widely accepted
In other words, high radon levels are not unusual, and they do not mean something is “wrong” with the house. They simply mean the house is doing what houses in Colorado have been doing for a very long time.
Radon Testing During a Real Estate Transaction
When Is Radon Tested?
Radon testing typically occurs during the inspection period, using a short-term test that runs for 48 to 72 hours. The home must be kept under “closed house conditions,” which means windows closed, no airing out the place like it is spring cleaning day.
The test device is placed in the lowest livable level of the home, usually the basement or lowest finished space.
What Are Acceptable Levels?
The EPA recommends mitigation if radon levels are 4.0 pCi/L or higher. There is technically no completely “safe” level of radon, but this threshold is widely used in real estate transactions and public health guidance.
What Happens If Radon Levels Are High?
This is where buyers often panic and sellers sometimes sigh deeply. Take a breath. Elevated radon is fixable.
Radon Mitigation Explained
A radon mitigation system typically includes:
• A vent pipe installed through the foundation
• A continuously running fan
• Redirection of radon gas safely above the roofline
These systems are effective, relatively affordable, and common throughout Colorado Springs.
Typical mitigation costs range from $1,200 to $2,500 depending on the home. Once installed, radon levels are usually reduced significantly, often well below the EPA action level.
Yes, the fan runs all the time. No, it does not dramatically increase your electric bill. And yes, it is quieter than you think.
Radon From a Buyer’s Perspective
For buyers, radon testing is about informed decision-making, not fear.
If a home tests high:
• You can request mitigation as part of negotiations
• You can request a credit toward mitigation
• You can proceed knowing the issue is manageable
Many buyers move forward comfortably once mitigation is installed and post-mitigation tests confirm reduced levels.
For seniors and those planning to age in place, radon mitigation offers long-term peace of mind. Once installed, it continues working quietly in the background, kind of like a smoke detector that never chirps at 2 a.m.
Radon From a Seller’s Perspective
For sellers, understanding radon ahead of time can reduce stress and surprises.
Some sellers choose to test before listing. This allows time to:
• Install mitigation proactively
• Provide documentation to buyers
• Avoid last-minute negotiations
A mitigated home is not a negative. In fact, many buyers see it as a plus because the work is already done. Think of it as one less thing on the buyer’s to-do list, which is always a win.
Radon Disclosure and Colorado Real Estate
Colorado requires a Radon Disclosure Form in real estate transactions. This form explains:
• Whether the home has been tested
• Whether mitigation is installed
• General information about radon risks
Disclosure does not mean the home is unsafe. It means the buyer is informed. Transparency builds trust, and trust keeps transactions moving forward.
Radon and New Construction
Surprisingly, newer homes can test just as high as older ones. The good news is that many new builds in Colorado Springs include radon-resistant construction features or passive systems that can be easily upgraded to active mitigation if needed.
New does not mean radon-free. It just means modern building science is on your side.
Final Thoughts
Radon sounds intimidating because you cannot see it and it has a science-y name. But in real estate, radon is a known, measurable, and manageable factor.
In Colorado Springs, radon testing is simply part of the process. It is not a red flag. It is a data point.
Whether you are buying, selling, or planning ahead, understanding radon helps you make informed decisions, protect long-term health, and move forward with confidence. And if a radon fan becomes part of your home’s soundtrack, consider it the quiet hum of peace of mind.
If you are looking for a trusted local professional, I highly recommend Ground Floor Home Inspections. They are experienced in radon testing and are licensed in the State of Colorado, thorough in their inspections, and well-versed in the conditions unique to homes throughout the Pikes Peak region.
👉 Ground Floor Home Inspections – Radon Testing
Knowing your radon levels empowers you to take action if needed and move forward with confidence. In real estate, good information is never a bad thing.
If you are thinking about buying or selling in Colorado Springs and want guidance on inspections, testing, and what truly matters in a transaction, I am always happy to help you navigate the details calmly and clearly.
Written by:
Alzira Escobar-Pruitt, REALTOR® | SRES®, Senior Real Estate Specialist
Colorado Springs Real Estate Blog 
Leave a comment