Radon Testing and Mitigation in Colorado Springs Homes

Radon is invisible and odorless, yet it shows up often in Colorado Springs homes. If you are buying or selling in El Paso County, radon can raise questions during inspections and negotiations. You want clear steps and reliable options so your move stays on track. In this guide, you will learn how radon testing works, what your results mean, which mitigation systems are effective locally, and how to handle radon in a contract. Let’s dive in.

Colorado Springs radon risk

Colorado Springs sits in a region with geology that naturally produces radon. Uranium-bearing minerals in local rock, including Pikes Peak granite, break down and release radon gas. Coarse soils and fractured bedrock allow the gas to move toward the surface and into homes through small openings.

Federal and state maps classify much of El Paso County as high radon potential. The U.S. Environmental Protection Agency recommends taking action at 4.0 pCi/L or higher, and there is no known safe level of radon exposure. Because of our climate and common foundation types, many local homes can show elevated readings without any visible warning.

How radon testing works

Short-term vs long-term tests

• Short-term tests run 2 to 7 days. Charcoal canisters, electret ion chambers, or continuous radon monitors give a quick snapshot. These are common during real estate inspections.
• Long-term tests run 90 days or more. Alpha-track detectors and long-term electret devices smooth out daily and seasonal swings and give a stronger estimate of annual exposure.
• Continuous radon monitors provide hourly data. Certified professionals use them for diagnostics and to verify results after mitigation.

Test placement and setup

Place the test on the lowest livable level of the home. If a basement is finished and in regular use, test there. Keep the device away from drafts, high heat, and exterior walls, and follow the kit instructions on distance from floors and ceilings.

For short-term testing, follow closed-house conditions. Keep windows and exterior doors closed except for normal entry and exit. Do not run whole-house ventilation that brings in outside air. Operate the home’s heating and cooling as usual.

Timing in a transaction

Buyers often schedule a short-term test during the inspection period for speed. If timing allows, you can plan a second short-term test or a long-term test for added confidence. Sellers who test before listing can help prevent last-minute surprises and delays.

How to read your results

The EPA action level is 4.0 pCi/L. If your result is at or above this level, mitigation is recommended. Risk exists below 4.0 pCi/L, so some buyers and sellers choose to act at lower levels for more protection. A single short-term test is a snapshot, so consider follow-up testing if you want a stronger average.

Mitigation options and results

Active soil depressurization

The standard solution in our area is active soil depressurization. A fan and PVC piping draw soil gas from beneath the slab and exhaust it above the roofline. For homes with crawl spaces, contractors install a sealed membrane over the soil and connect it to a depressurization fan.

Sealing cracks helps as a supplemental step but is not a stand-alone fix. Your contractor will seal major gaps to improve system performance and reduce fan size or noise.

How effective it is

Properly designed systems typically reduce indoor radon by 50 to 99 percent. Most homes end up well below the 4.0 pCi/L action level after installation. You will confirm the reduction with a post-mitigation test.

Cost, timeline, and maintenance

Most single-family installations fall in the range of several hundred to a few thousand dollars, depending on the size of the home, the foundation type, and the routing complexity. Many jobs finish in one to two days. More complex layouts may take longer.

Fans and piping need occasional checks. Fans often last several years and may need replacement during the life of the system. Keep your installation records and any warranty information handy.

Buyer strategies that work

• Add radon testing to your inspection contingency. Specify whether a short-term or long-term test will be used and who pays for it.
• Expect a short-term test during the inspection period. Plan a long-term follow-up after closing to understand average annual exposure.
• If results are at or above 4.0 pCi/L, negotiate mitigation, a credit, or a price adjustment. Agree on acceptable testing protocols for verification.
• Require post-mitigation verification. A 48-hour continuous monitor run or a long-term test can confirm reductions before you remove contingencies or as a condition of closing.

Seller strategies to stay ahead

• Consider pre-listing testing. When you know the baseline, you can decide whether to mitigate before hitting the market.
• Mitigate proactively if results are high. Pre-emptive systems help avoid delays and renegotiation during escrow.
• Share documentation. Provide test method, dates, and mitigation paperwork to buyers to build trust.
• Disclose known results and system history as required by Colorado and local rules.

Hire certified radon pros in Colorado

Work with radon measurement and mitigation professionals who are certified through Colorado’s radon program. Ask for proof of current certification, references, and liability insurance. A strong proposal should outline expected results and a post-mitigation testing plan.

Many certified mitigators include a post-installation continuous monitor test or instructions for an independent follow-up. Multiple bids can help you compare scope, routing, and warranties.

A simple plan for Colorado Springs homes

• Test on the lowest livable level and follow closed-house conditions.
• Use a short-term test for speed in a transaction, then confirm with a second short-term or a long-term test.
• Act at 4.0 pCi/L or higher. Consider action at lower levels if you want added protection.
• If mitigation is needed, choose active soil depressurization with a post-mitigation verification test.
• Keep all records for peace of mind and resale.

How I can help

You do not have to navigate radon alone. As a full-service agent serving Colorado Springs and the southern Front Range, I connect clients with vetted, Colorado-certified radon pros and help you coordinate testing, timelines, and negotiations. You get single-agent guidance, clear next steps, and Compass-level support that keeps your move predictable.

Ready to talk strategy for your home or offer? Schedule a quick consult and I will help you build a plan that fits your goals and timeline.

Harrison McWilliams

FAQs

Is radon common in Colorado Springs homes?

• Yes. Local geology and soils in El Paso County create high radon potential, so many homes can test at or above the EPA action level without visible signs.

What is the EPA action level for radon?

• The EPA recommends taking action at 4.0 pCi/L or higher. There is no known safe level of radon exposure.

Which radon test should I use when buying?

• Most buyers use a short-term test during inspection for speed and then plan a long-term test after closing to understand average annual exposure.

What does “closed-house conditions” mean for testing?

• Keep windows and exterior doors closed, avoid whole-house ventilation, and run HVAC as normal during the test period to ensure accurate results.

How effective is radon mitigation in El Paso County?

• Properly installed active soil depressurization systems typically reduce indoor radon by 50 to 99 percent and often bring levels below 4.0 pCi/L.

How much does radon mitigation cost and how long does it take?

• Many single-family systems cost several hundred to a few thousand dollars and take one to two days to install, depending on the home’s layout and complexity.

Who should perform radon testing and mitigation in Colorado?

• Use Colorado-certified radon measurement and mitigation professionals. Ask for proof of certification, references, and a post-mitigation verification plan.

Will a radon system hurt my resale or appraisal?

• A mitigation system usually removes a buyer concern and can smooth a sale. Appraisers do not typically add value solely for mitigation, but clear documentation helps.