Radon isn’t just a line item on an inspection report, it’s something every Colorado buyer, homeowner, and seller should understand. Because of the state’s unique geology, radon is especially common here. It can be hazardous if ignored, but the good news? It’s also easy to test and fix. Here’s the no-BS truth about radon and what it means for your home.
What Radon Actually Is
Radon is a naturally occurring radioactive gas produced by the breakdown of uranium in soil and rock. You can’t see it, smell it, or taste it, which is why it’s so important to test. It typically enters homes through cracks in the foundation, crawlspaces, or basements, and then becomes trapped inside, slowly building up over time.
Why It’s a Big Deal in Colorado
Colorado has some of the highest radon levels in the country thanks to the composition of its soil and bedrock. That’s a big deal because long-term exposure to elevated radon levels is the second leading cause of lung cancer in the U.S., just behind smoking. The Environmental Protection Agency (EPA) recommends action when indoor levels exceed 4.0 picocuries per liter (pCi/L). In many Colorado zip codes, average readings are already above that, even in homes without basements.
Common Myths and Misconceptions
One of the most dangerous things about radon is how misunderstood it is. Many people assume it’s only a problem in older homes, but that’s false. Any home whether it’s brand new, historic, on a basement or slab can have elevated levels. Others think if their neighbor tested low, they don’t need to worry. Again, not true. Radon levels can vary significantly from house to house.
Cost is another misconception. A full radon mitigation system typically runs between $1,200 and $2,000. Not nothing, but a small price for peace of mind and long-term health protection. And no, cracking the windows doesn’t fix it. Ventilation might temporarily reduce levels, but it’s not a dependable or permanent solution.
Radon in Colorado Real Estate Transactions
Most buyers choose to include a radon test during the inspection period, which is a small added cost that can prevent major health concerns later. If test results come back high, buyers can negotiate, typically requesting the seller to either install a mitigation system or offer a credit at closing. A standard system includes a vent pipe and fan that safely draw radon gas from beneath the foundation and vent it outside. These systems are simple, quiet, and generally require little maintenance.
The No-BS Takeaway
Radon is serious, but it’s not a reason to panic.
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Colorado homes often have high radon due to local geology
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Any home, regardless of age or style, can have elevated levels
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Testing is simple and affordable
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Mitigation systems are effective, long-lasting, and negotiable in the contract
Bottom line: Radon is dangerous only if ignored. With proper testing and a straightforward fix, it doesn’t have to derail your deal or your health.
