You can’t see it, smell it, or taste it. These are the qualities that make radon tricky and are what make radon testing so important. 

Radon is a naturally occurring radioactive gas that comes from the slow breakdown of uranium in soil and rock. It can build up inside homes without anyone realizing it’s there, quietly becoming a potential health concern over time.

If you’re buying a home in Colorado, radon is one of those things you’ll hear about early and often. That’s not because inspectors or agents are trying to scare you. It’s because radon is common here. Understanding what radon is and how radon testing works can give buyers peace of mind during the real estate transaction. 

Why Radon Matters for Colorado Homebuyers

Radon exposure is the second leading cause of lung cancer in the United States, behind smoking. The risk increases with higher radon levels and longer exposure, which is why radon inside a home deserves attention. Since most people spend a significant amount of time indoors, what’s in the air matters.

For homebuyers, radon isn’t a deal-breaker. It’s a data point. Radon is measurable, well-studied, and very manageable when needed. Knowing the radon level in a home allows buyers to move forward with clarity instead of guesswork.

Radon in Colorado: Understanding the Radon Zones

The Environmental Protection Agency (EPA) groups counties into three radon zones based on the likelihood of elevated indoor radon levels. These zones help homeowners and buyers understand overall risk:

• Zone 1 counties have the highest predicted average radon levels (4.0 pCi/L or higher). 
• Zone 2 counties have moderate predicted levels
• Zone 3 counties have lower predicted levels. 

That doesn’t mean every home has high radon, but it does mean testing is especially important here. Two neighboring homes can have very different radon levels, which is why statewide maps offer helpful context.

How Does Radon Get Into a Home?

Radon starts in the soil beneath a house and moves upward. As air pressure inside a home changes, radon gas can be pulled in through small openings like foundation cracks, sump pits, crawlspaces, or utility penetrations. This is normal house behavior, not a construction flaw.

Because radon comes from the ground, any home can be affected regardless of age, size, or how well it’s built. That’s why radon testing is recommended even for newer homes or properties that have tested low in the past.

What Is Radon Testing?

Radon testing measures the concentration of radon gas in the air, usually reported in picocuries per liter (pCi/L). The EPA recommends action if radon levels are 4.0 pCi/L or higher. Think of this number as a decision point, not a pass-or-fail exam.

There are two main types of radon testing: short-term and long-term. Both are useful, depending on the situation, and both help answer the same basic question: how much radon is present in the home.

Short-Term vs. Long-Term Radon Testing

Short-term radon tests typically run from 48 hours to 7 days. They provide a quick snapshot of radon levels under normal living conditions.

Long-term radon tests measure radon over 90 days or more. These tests provide a more comprehensive average and are often used by homeowners who want a deeper understanding of radon levels throughout different seasons. Both testing methods work together to create a clearer picture.

What Happens If Radon Levels Are High?

This is where buyers often pause and where a little context helps. Elevated radon levels are very common in Colorado, and they are also fixable. Radon mitigation systems are designed to reduce radon levels by venting the gas safely out of the home.

Modern radon mitigation systems are highly effective and typically remove up to 99% of radon from a home. Once installed, they are considered a permanent solution and require little maintenance. 

Common Buyer Questions About Radon

Is radon a reason to walk away from a home?
Not usually. Radon is one of the most manageable inspection findings. It can be resolved through negotiation and mitigation.

Can a home test be low now but high later?
Yes. Radon levels can change over time due to weather, home renovations, or changes in ventilation. That’s why home inspectors recommended testing even if a home tested low in the past.

Do new homes have radon?
They can. New construction does not guarantee low radon levels, which is why radon testing is still important.

Why Radon Testing Is So Common in Real Estate

In Colorado, radon testing has become a standard part of the home inspection process. Buyers expect it, agents are familiar with it, and sellers understand that it’s part of responsible homeownership in this region.

When buyers understand what radon is, the process feels far less intimidating. Radon testing provides clear information, supports informed decisions, and helps everyone move forward with confidence.

</p>

If you’re buying a home in Colorado, there’s a good chance radon mitigation will come up at some point

in the conversation. That’s especially true in areas like Denver, Boulder, and Fort Collins, where elevated radon levels are common due to local soil conditions. The good news is that radon mitigation is a well-understood, highly effective solution and far less intimidating than it sounds. Let’s dive into it.

What Is Radon Mitigation?

Radon mitigation is the process of reducing radon gas levels inside a home by safely redirecting the gas outside. The most common system used in Colorado is called Active Soil Depressurization</a> (ASD). While the name sounds technical, the concept is actually pretty simple.&lt;/span></a>

An ASD system works by pulling radon from beneath the home and venting it above the roofline, where it can safely dissipate into the outdoor air. Instead of allowing radon to enter the living space, the system gives it an easier exit route, which is exactly what radon mitigation is designed to do.

Why Radon Mitigation Is So Common in Colorado

Colorado’s geology plays a big role in why radon mitigation is frequently recommended. Much of the state falls into “https://www.epa.gov/sites/default/files/2014-08/documents/colorado.pdf”>EPA Radon Zone 1, which means homes are more likely to have elevated radon levels. Much of the Front Range sits squarely in this higher-risk category.</span>

That doesn’t mean every home has high radon, but it does mean

mitigation systems are a normal and familiar sight. In some neighborhoods, they’re as common as sump pumps or air conditioning units, which helps put the conversation into perspective for buyers.

What Does a Radon Mitigation System Look Like?

Most radon mitigation systems are low-profile and designed to blend in with the home. At a high level, the system includes PVC piping, a continuously running fan, and a discharge point above the roofline. The fan creates suction that draws radon gas out from beneath the foundation.

Inside the home, you may see a small gauge called a manometer. It shows the system is working properly. While the components sound mechanical, the overall setup is quiet.  That makes for a pleasant surprise for many buyers.

How Is Radon Mitigation Installed?

Radon mitigation is typically installed after a radon test shows elevated levels, often during the inspection or negotiation phase of a real estate transaction. The installation process usually takes one day, and disruption to the home is minimal. In most cases, homeowners don’t need to move out or make major changes.

Installers customize the system based on the home’s foundation type and layout. Whether the home has a basement, crawlspace, or slab-on-grade foundation, mitigation systems are adaptable, which makes them effective across a wide range of home styles.

How Effective Is Radon Mitigation?

One of the most reassuring facts for buyers is how well radon mitigation works. Properly installed systems typically reduce radon levels by up to 99%. That brings readings well below the EPA’s recommended action level of 4.0 pCi/L.

Because the system actively manages radon over time, it’s considered a permanent solution rather than a temporary fix. Once mitigation is in place, homeowners can feel confident that radon levels are being consistently controlled.

Radon Mitigation Costs in Colorado

Radon mitigation costs in Colorado generally fall within a predictable range. For most homes, buyers can expect mitigation to cost between $1,200 and $2,500, depending on the home’s size, foundation type, and system design.

tyle=”font-weight: 400;”>Compared to many other home-related expenses, radon mitigation is relatively affordable and often negotiated as part of the real estate transaction. Understanding the cost upfront helps buyers keep the finding in perspective and move forward with confidence.</p>

New Construction vs. Existing Homes

“font-weight: 400;”>Radon doesn’t discriminate based on a home’s age. New construc

tion homes can have elevated radon levels just like older homes, which is why testing is recommended regardless of when a home was built.

Some newer homes include passive radon systems, which can often be upgraded to active systems if needed. Existing homes may require a full mitigation system. Note that both scenarios rely on the same proven principles to reduce radon effectively.

Maintenance and Monitoring After Installation

One of the biggest benefits of radon mitigation is how style=”font-weight: 400;”>little maintenance<span style=”font-weight: 400;”> it requires. Once installed, the system runs continuously with minimal homeowner involvement. Periodic visual checks of the manometer are usually all that’s needed.

style=”font-weight: 400;”>Many homeowners choose to “font-weight: 400;”>retest radon levels> every few years or after major renovations. This simple step helps ensure the system continues to perform as intended.

The Bottom Line</b&gt;</b>

<p>Experienced agents often describe radon mitigation as a standard Colorado solution to a common Colorado condition. Framing it this way helps buyers understand that mitigation isn’t unusual. It’s responsible for homeownership in this region.</span>

When buyers see mitigation as a solved problem with a proven solution, the conversation becomes calmer and more productive. Clear information leads to informed decisions, which is exactly the role radon mitigation plays in the homebuying process.

Buying a home is exciting—and sometimes a little nerve-wracking. There’s a lot to think about: inspections, appraisals, and making sure your dream home doesn’t come with hidden surprises. One thing that often flies under the radar (pun intended) is radon. This naturally occurring gas is invisible and odorless, but testing for it is a smart step for any homebuyer in Colorado.

Radon is a radioactive gas that comes from the breakdown of uranium in soil, rock, and water. It can seep into homes through cracks in the foundation, gaps around pipes, and other small openings. While it’s a natural part of the environment, prolonged exposure to elevated radon levels can pose health risks. That’s why testing your home is so important. Luckily, testing is simple, non-invasive, and gives you peace of mind before you make one of the biggest investments of your life.

Radon Levels Across Colorado

In Colorado, much of the Front Range—including Denver, Boulder, and Fort Collins—is in Zone 1 for radon potential. These zones indicate a high likelihood of elevated radon levels. 

In practical terms, that means there’s a reasonable chance your home could have higher-than-recommended levels of radon. This makes testing a wise precaution, even in newer or well-maintained homes. 

Think of it as a routine check-up for your house. It doesn’t mean something is “wrong.” Just that you’re being thorough.

How Radon Testing Works

Radon testing typically comes in two flavors: short-term and long-term. 

Short-term tests last a few days and are great for quick insights during the buying process. Long-term tests run for a few months and give a more accurate picture of average radon levels over time. 

The Environmental Protection Agency (EPA) recommends taking action if radon levels reach 4 picocuries per liter (pCi/L) or higher. That number might seem technical, but the main takeaway is simple: testing gives you the information you need to make confident decisions.

When Should You Test for Radon?

Homebuyers often wonder, “When should I get my home tested?” The best time is usually during the inspection period before closing. 

If you’re working with a real estate agent, they can help coordinate a radon test alongside your general home inspection. This way, any elevated levels are identified early, giving you options before the deal is finalized. Testing can be done in nearly any home—new builds, older properties, and everything in between—so there’s no home too small or too fancy to skip this step.

Another good time to test is when your home has undergone recent renovations or foundation work. Even small changes in a home’s structure can affect how radon enters and circulates inside. 

For buyers, this is especially relevant if the previous owners made changes without considering radon barriers or ventilation adjustments. By testing now, you can avoid surprises later and maintain confidence in your investment.

Radon Testing for Peace of Mind

Some buyers might think, “My house looks fine. Do I really need to test?” It’s an easy assumption to make. Radon is invisible, so there are no visual clues to hint at its presence. 

Homes with no signs of damage or moisture can still have elevated levels. Testing removes the guesswork and ensures your home is safe, giving both you and your agent clear information to make informed choices.

The good news is that testing is straightforward and non-disruptive. Most radon tests are placed in the lowest livable area of the home like the basement or ground floor. 

Once completed, results can guide next steps, whether that’s additional testing or simply recording the information for future reference. In this way, radon testing becomes another smart, proactive move in the homebuying journey.

Bottom Line for Homebuyers in Colorado

For homebuyers in Colorado, especially along the Front Range, radon testing is more than just a box to check. It’s a small effort that can have big benefits. 

By understanding when and how to test, you’re taking a step toward a safer, healthier home. Think of it as putting on your homebuyer’s superhero cape: quiet, easy, and protective, giving you confidence every step of the way.

With the CO Senate Bill 23-206 now in full effect, landlords and home sellers are required to disclose information about radon to the tenant or buyer. This newly-implemented standard of practice will encourage prospective buyers/tenants to have radon testing at the property. Thus, Colorado will likely see an increase in radon testing altogether.

As a home inspection company, one of our longest-standing flagship services is radon testing. So we often have clients asking us the specifics about it. We have addressed the process for single-family homes in past articles, but never multi-family properties. While there are quite a few similarities between the two testing methods, there are also differences. That’s why we are going to take a closer look at radon testing for multi-family buildings. But first, a quick recap.

CO Senate Bill 23-206: A Quick Recap

Let’s take a brief step back to get everyone on the same page about the recent, radon-related Colorado bill. The presence of radon can be a serious heath threat to Colorado residents statewide. That is why the Colorado General Assembly saw it fit to implement a law that increases radon awareness and safety. As a result, CO SB 23-206 took effect on August 7, 2023. And it established a new law requiring more transparency about radon during housing transactions.

Sellers/ landlords now need to do three main tasks. First, they must include an official disclosure about radon issued by the Colorado Department of Public Health and Environment in their contract of sale or lease agreement. Next, they must disclose any known information about radon on the property, including past radon tests, radon mitigation systems, etc. Finally, they should provide a brochure from the Colorado DPHE that discusses radon and its effects.

Radon can be present in any type of structure, which is why this law applies for both single-family and multi-family properties. Tenants/buyers will need to read and acknowledge all of the above mentioned info. It is at this time during the transaction that any tenant/buyer is encouraged to test for radon (if the property has not already been recently tested.)

For more information about the CO Senate Bill 23-206, check out this article.

Radon Testing In Multi-Family Homes

There is a series of important guidelines to follow when it comes to testing for radon in multi-family buildings. Depending on how many units there are in the building, it can be a much more extensive process than testing in single-family homes. The American Association of Radon Scientists and Technologists (AARST) has established the correct way to test an entire building. Since you must have an NRPP license to test for radon in the state of Colorado now, all radon testing companies must adhere to these rules. Let’s break it down!

Who?

It’s worth noting that not just anyone can conduct these radon tests. According to the the ANSI/AARST guidebook, Protocol for Conducting Measurements of Radon and Radon Decay Products in Multifamily, School, Commercial and Mixed-Use Buildings, an individual must be certified by an AARST-accredited national program and meet any requirements established in a given local and/or statewide jurisdiction.

In Colorado, this means that you must be certified by the National Radon Proficiency Program (NRPP) in order to conduct any type radon testing procedures. This has been a requirement since the bill, HB21-1195, took effect in July of 2022. 

Preparation is an important part of the process. The radon specialist must discuss the process with the client(s) and let them know the test conditions that are required to yield valid test results. The conditions are as follows:

• All exterior doors and windows must be kept closed 12 hours before the test and during the test.
• Heating and cooling systems should be set to normal (between 65 and 80 degrees F).
• Systems that ventilate with outdoor air should set be to the lowest seasonal ventilation.
• Excessive use of exhaust fans should be avoided.
• Fireplaces should not be operated.

If the client adheres to all the above conditions properly, the test should yield accurate results.

What?

Just like the testing individual, the testing device must also be approved by a qualified local program (if one such program exists in your area), or by a nationally accredited program, such as the NRPP or the National Radon Safety Board (NRSB).

At Scott Home Inspection, we utilize the Airthings Corentium Pro Digital Radon Monitor – a fully AARST/NRPP-certified device (shown below). 

Where?

Now it’s time to actually set the devices. Where do we need to place the monitors in the multi-unit building?

According to section 3.1 of the ANSI/AARST guidebook, when dealing with multi-family housing, devices need to be set in all units that have floors and/or walls in contact with the ground; and in units that are closest to ground over untested areas (such as crawlspaces or parking garages).

When testing in ground-contact dwellings, the testing specialist must set the device in the lowest lived-in space. This could be a bedroom, office, man-cave, etc. And note that if any of the lowest ground-contact units are inaccessible for some reason, the unit above it must be tested.

A selection of upper floors will also need to be tested in addition to the ground-level units. The guidebook requires that “at least one and not less than 10%” of dwellings on each floor must be tested (see section 3.2 in the diagram above).

The next question is – where in the room can the device be placed? Table 3.8 in the guide gives you an extensive breakdown about the dos and don’ts of radon device placement. But we can give you a brief summary here. The devices should be set…

• At least 3 feet away from doors/windows/other openings.
• At least 20 inches above the floor.
• At least 1 foot from exterior walls.
• At least 1 foot below the ceiling.
• In a position where it will not be disturbed or moved.

Additionally, the device should not be set in enclosed spaces like closets, cabinets, drawers and so on. It should also be placed away from heat sources (fireplaces, radiators). Radon pros also know to keep the test apparatus away from HVAC and high humidity areas like bathrooms, kitchens, and laundry rooms.

Believe it or not, some household objects (such as granite countertops and slate pool tables) have been known to produce trace amounts of radiation. It is best to avoid these types of objects so as not to affect the device’s radon readings.

How Long?

The short term test is the most common, EPA-approved testing duration. This means that the test device(s) should be running continuously and taking incremental measurements in closed-building conditions for a minimum of 48 hours. At Team Scott, this is the kind of test we conduct, as they are most ideal for the quick turn-around of housing transactions.

However, there are also other options to evaluate radon over longer periods of time.

Yielding Radon Test Results

After the 48-hour testing period is over, the radon specialist will retrieve the devices and extract the results. According to the EPA, if the results are greater than or equal to 4.0 pico curies per liter (pCi/L), radon mitigation is needed.

In the case that levels read between 2 and 4 pCi/L (like the results shown below), it is still a good idea to mitigate. Believe or not, the EPA states that levels between 2 and 4 pCi/L can still pose health risks.

Keep in mind that even if the test yields very low levels, radon concentrations can still fluctuate over time. So we always recommend retesting periodically, just to be safe!

Radon Testing with Scott Home Inspection

As a company with over 23,000 radon tests under our belt, one thing is for sure – we know how to do it right! We have a full staff of NRPP-certified inspectors, equipped to handle radon testing in single or multi-family dwellings. We understand the dangers of radon. And that’s why we’re here to help you evaluate the risk in your home.

To learn more about our radon testing visit us online, or contact us to book your services today.

It’s official – the CO Senate Bill 23-206 Radon Law is now in effect. This new law has been implemented to increase radon awareness and safety during real estate transactions. We predict that it will most likely lead to increased radon testing, and thus an increase in radon mitigation.

To read more about CO Senate Bill 23-206, check out our article, “How Will the CO Senate Bill 23-206 Radon Law Affect Me?”

At Scott Home Inspection, a division of Scott Home Services, one of the primary services we offer is radon testing. So it follows that, when radon levels are high, we we will always recommend radon mitigation in the home. Many of our clients are curious about the what radon mitigation is and how it works. Therefore, we thought it’d be a great topic to explore in this week’s article!

What Is Radon Mitigation?

Radon is a radioactive gas that emits naturally from the earth’s crust. Prolonged exposure to high concentrations can lead to detrimental health issues. So you DO NOT want this stuff in your house. (For more about radon gas, click here.) How do we get it out?

That is where radon mitigation comes in. Radon mitigation is the practice of reducing the radon levels within a building. A specialized system must be installed in the building in order to reduce radon levels to less than the EPA-recommended limit, 4.0 picocuries per liter (pCi/L). Colorado is known to have high concentrations of radon state-wide, making radon mitigation a necessity in many homes. That’s why some counties even require new builds to be radon resistant.

Exploring Radon Mitigation Systems

When it comes to mitigating radon, there are two primary types of systems – active and passive. Active systems utilize a fan that pulls air out of the home and expels it to the outside. On the contrary, passive systems do not have a fan and instead use natural pressure to pull radon out of the home.

There are several variations of both systems, and the most suitable type of system is dependent on the type of home you have. It essentially all depends on the foundation of the home, which can be one of three varieties – basement, slab-on-grade, and crawlspace (shown below).

Subslab Suction

Active subslab suction is the most widely used technique. These systems are installed in basements and slab-on-grade foundations. It involves inserting a pipe through the slab and into the gravel or dirt beneath the slab. When the fan is activated, it will create suction that will pull the radon from the soil and out of the house. When installed correctly, this technique is generally very effective.

Passive subslab suction is another option. This involves the same process as active subslab suction, minus the powered fan. Many new builds will have passive subslab systems installed. But keep in mind that just because a system has been installed, it does not necessarily ensure sufficient radon mitigation. That’s why getting a radon test is so important. In many cases, a fan will need to be added to a passive system in order to increase its effectiveness.

Sump Hole Suction

As suggested in its name, sump hole suction is the process of installing the mitigation piping into the sump pit, and subsequently sealing off the pit to make it air tight. This technique is used in homes with basement foundations that, of course, have a sump pit. With this type of system, radon gas is drawn into the sump pit and then pulled out of the home. There is a level of convenience with this option being that the sump pit is already present in most basements. Similar to subslab suction, you can also utilize passive or active systems for this technique.

Sub-membrane Suction

Sub-membrane suction is the the main technique used for homes with crawlspaces. This involves utilizing a large, (preferably) continuous vapor barrier over the entirety of the crawlspace. A pipe is then passed through the barrier and out to the exterior of the house. When done properly, sub-membrane suction is said to be the most effective radon mitigation method. This method is also suitable for passive and active systems.

Crawlspace Ventilation

Certain ventilation techniques can also prove to mitigate radon. Vents on the crawlspace to the outside can help to create a natural pressure differential that pulls the air out of the home. Additionally, allowing the the free flow of air can help to dilute any radon gas that may be within the foundation. This too can be active or passive. Active ventilation would use the aid of a fan to create airflow, while passive does not. While this technique could prove to be effective, it could also cause an increase in energy costs. Additionally any pipes, fixtures, or appliances in the crawlspace would need to be insulated from the cold.

Radon Mitigation System Installation

When it comes to mitigating radon, there are several different routes you can take. As mentioned above, the EPA states that radon levels that are greater than or equal to 4.0 picocuries/liter are hazardous and should be mitigated. So if your radon test results are high, it is best to consult with a NRPP-certified radon mitigation specialist.  They can assess your property to determine the optimal plan of action.

Note: Depending on the size and/or configuration of a home, one pipe may not be sufficient. Sometimes additional pipes must be installed in order to successfully reduce radon to a safe level – especially in very large homes. And even in some rare cases with homes that have foundation combinations – such as a house that has a partial basement and partial crawlspace – it may be necessary to install two different styles of systems!

Testing For Radon

It is our mission to help Colorado residents live in safe, healthy, and comfortable homes. And that’s why we have built a team of NRPP-certified experts dedicated to testing for harmful radon levels. Even if you have a functioning radon mitigation system, the EPA recommends periodic testing every two years, as radon levels can fluctuate over time.

If you are in need of radon testing on your property, you can visit us online to learn more, or contact us to book your service today!

If you are a part of the real estate industry, you are no doubt aware of radon gas and its dangers in the residential setting. This naturally occurring radioactive gas has been proven to be a serious in-home health risk, and prolonged exposure can lead to lung cancer. Members of the Colorado General Assembly have recognized these realities. And they have determined that standards should be put into law that will help increase radon awareness in real estate transactions. That is where Senate Bill 23-206 comes into play.

There are many different roles in the world of real estate – sellers, buyers, agents, landlords, and tenants. You may be asking yourself, “How will this bill affect me?” Well in this blog we will take an in depth look at Bill 23-206 and help to set things straight!

What is Senate Bill 23-206?

This bill essentially establishes a law that will require more transparency about radon during a housing transaction. Depending on whether a house is being sold or rented will dictate what guidelines need to be followed.  As of June 5, 2023 Governor Polis signed the bill into law, and it officially took effect on August 7, 2023.

How Will Bill 23-206 Affect Me?

Sellers

Sellers, now that this act is in effect, it will be your responsibility to disclose a few important pieces of information to your prospective buyers. First, the contract of sale will need to include the following disclosure:

THE COLORADO DEPARTMENT OF PUBLIC HEALTH AND ENVIRONMENT STRONGLY RECOMMENDS THAT ALL HOME BUYERS HAVE AN INDOOR RADON TEST PERFORMED BEFORE PURCHASING RESIDENTIAL REAL PROPERTY AND RECOMMENDS HAVING THE RADON LEVELS MITIGATED IF ELEVATED RADON CONCENTRATIONS ARE FOUND. ELEVATED RADON CONCENTRATIONS CAN BE REDUCED BY A RADON MITIGATION PROFESSIONAL. RESIDENTIAL REAL PROPERTY MAY PRESENT EXPOSURE TO DANGEROUS LEVELS OF INDOOR RADON GAS THAT MAY PLACE THE OCCUPANTS AT RISK OF DEVELOPING RADON-INDUCED LUNG CANCER.RADON, A CLASS A HUMAN CARCINOGEN, IS THE LEADING CAUSE OF LUNG CANCER IN NONSMOKERS AND THE SECOND LEADING CAUSE OF LUNG CANCER OVERALL. THE SELLER OF RESIDENTIAL REAL PROPERTY IS REQUIRED TO PROVIDE THE BUYER WITH ANY KNOWN INFORMATION ON RADON TEST RESULTS OF THE RESIDENTIAL REAL PROPERTY.

Sellers will also need to disclose any knowledge of radon concentrations. They are responsible with notifying what tests, if any, have been conducted. They must disclose any recent records about radon levels in the home. And if any mitigation systems have been installed, the seller must provide any relevant documentation or descriptions.

Finally, sellers must provide an up-to-date brochure from the Colorado Department of Public Health and Environment that offers insight about radon in real estate transactions.

Buyers

It is the buyer’s responsibility to read, acknowledge and sign the above mentioned documents. The buyer should make sure they are informed about radon and whether or not the house has known concentrations of the gas.

Colorado is known to have high radon throughout the state. As stated in the disclosure above, the Department of Public Health and Environment strongly recommends having a professional conduct a radon test before closing on a home. If you do opt to get a radon test, Scott Home Inspection offers radon testing as a stand-alone service or as an add-on service in addition to our pre-purchase or pre-listing home inspections.

In the case that the seller fails to disclose the necessary documentation, Bill 23-206 states that “the buyer has a claim for relief against the seller for damages to the buyer resulting from the failure plus court costs.”

Real Estate Agents

It is the buyer’s/listing agents’ duty to make sure that both sellers and buyers adhere to the rules set forth in the bill. You are the experts, so be sure that everyone is on the same page!

Landlords

Landlords also have obligations similar to sellers. First of all, the lease agreement must have a similar disclosure:

THE COLORADO DEPARTMENT OF PUBLIC HEALTH AND ENVIRONMENT STRONGLY RECOMMENDS THAT ALL TENANTS HAVE AN INDOOR RADON TEST PERFORMED BEFORE LEASING RESIDENTIAL REAL PROPERTY AND RECOMMENDS HAVING THE RADON LEVELS MITIGATED IF ELEVATED RADON CONCENTRATIONS ARE FOUND. ELEVATED RADON CONCENTRATIONS CAN BE REDUCED BY A RADON MITIGATION PROFESSIONAL. RESIDENTIAL REAL PROPERTY MAY PRESENT EXPOSURE TO DANGEROUS LEVELS OF INDOOR RADON GAS THAT MAY PLACE THE OCCUPANTS AT RISK OF DEVELOPING RADON-INDUCED LUNG CANCER.RADON, A CLASS A HUMAN CARCINOGEN, IS THE LEADING CAUSE OF LUNG CANCER IN NONSMOKERS AND THE SECOND LEADING CAUSE OF LUNG CANCER OVERALL. A LANDLORD IS REQUIRED TO PROVIDE THE TENANT WITH ANY KNOWN INFORMATION ON RADON TEST RESULTS OF THE RESIDENTIAL REAL PROPERTY.

Landlords must also clearly disclose information about any known radon concentrations, as well as records of any recent radon tests. If mitigation measures have been taken, landlords must provide details and documentation about the installed system.

Also, similar to a seller, a landlord must provide the latest version of the Colorado DPHE brochure about “Radon and Real Estate Transactions in Colorado.”

Tenants

Tenants are obligated to acknowledge and sign off on all the radon documents provided by their landlord. As stated in the disclosure above, the DPHE strongly recommends that tenants test the rental property for radon levels by a certified professional before entering the lease.

In the case that test results come back with radon levels equal to or more than 4.0 picocuries/L, the landlord is obligated to install a mitigation system within 180 days.

If the landlord fails to install a sufficient mitigation system in the allotted 180-day period of time, the tenant is permitted to void the lease agreement and move out, penalty free. The tenant can also break the lease if the landlord fails to disclose the above mentioned documentation at the time of signing. In this scenario, if the tenant does move out, the landlord would also be obligated to return the security deposit in full along with any necessary rent rebate.

Senate Bill 23-206, An Effort to Strengthen Public Health

As you can see, this new bill really aims at ensuring that extra safety precautions are taken in real estate transactions. The CO General Assembly states that “clear disclosure through stand-alone radon notifications during real estate transactions has been shown to greatly increase voluntary testing and improve public health outcomes.” Based off of this observation, now that the law is in affect, more of Colorado’s population will likely be aware of this health hazard, and thus more likely to take the necessary safety precautions.

For more information about CO Senate Bill 23-206, check out check out this site or this site.

At Scott Home Inspection, we are dedicated to helping Colorado Families live in safe, healthy, and comfortable homes. Providing professional and reliable home services to buyers, sellers, agents, landlords and tenants is what we do!

That is why we have a team of NRPP certified specialists who can help you with all your radon testing needs. If you are in need of radon services or any other home inspection, rental inspections, or energy services,  visit us online or contact us today!

If you are a Colorado resident, you are likely aware of the dangerous, radioactive gas, radon. It is prevalent in many CO regions, and prolonged exposure to it can cause serious health issues. Radon mitigation systems are the best way to keep toxic levels of radon to a minimum in the residential setting. That’s why these systems have grown to be such an integral part of newly constructed CO homes.

The Environmental Protection Agency (EPA) compiled a map that illustrates the level of radon risk in every county of the United States. As you can see from the map below, almost all of Colorado is in Zone 1, which is the highest radon risk.

The ICC and Radon Mitigation

The International Code Council (ICC) established a guidebook of codes to which newly constructed homes must adhere. Most of the standards in the guidebook are required in all new homes. However, there are certain items mentioned in its appendix portion that are not actually required by the ICC.

One such section is the appendix about radon control methods, which states:

“This appendix contains requirements for new construction in jurisdictions where radon-resistant construction is required.”

Because levels of radon vary from region to region throughout the country, it isn’t always necessary to install mitigation systems. For instance, there are areas in the southern parts of the nation that are in Zone 3 with very low risk and no need for mitigation. Thus, the ICC leaves it up to the individual municipality to make the final call.

Radon Mitigation Code in Colorado

In Appendix AF Radon Control Methods, the ICC provides a list of CO counties that are at high risk for radon exposure – and there are a lot of them. Certain areas, such as Boulder County, Larimer County, and the City of Longmont are acting accordingly and making radon-resistant construction a must for new builds.

At the time of this writing, the policy has not been uniformly adopted throughout the whole state. However, homebuyers will often still opt for radon-resistant builds, due to the state’s high radon risk.

With Colorado building code becoming stricter and more energy/safety conscious, it would not be surprising to see the whole state make radon-resistant new construction mandatory in the near future.

Ok, let’s say your area does require radon-resistant construction measures to be taken. Or maybe it’s not required, but you’d still like to take the extra precaution and get a system installed. What steps do you need to take to make sure your new build fits the qualifications? Well let’s take a deeper dive into the ICC’s radon control requirements.

ICC Radon Reduction Requirements

1. A layer of gas-permeable material must be installed under the slab and all floor systems that are in direct contact with the ground and within the house foundation.
2. A soil-gas-retarder of approved material must be placed securely over the entire surface area of the aforementioned gas-permeable material.
3. Any openings or entry routes (i.e. floor openings, condensate drains, sump pits etc.) that could permit the flow of radon must be sealed properly.
4. Some type of passive radon mitigation system must be installed, depending on the configuration of the home.
5. The vent pipe must be accessible in the attic space or somewhere outside the habitable space in case fan installation is needed in the future.
6. Exposed interior portions of the radon mitigation piping must be labeled, in order to be properly identified.
7. A power source must be available in an anticipated location in the case that active fan installation is needed.

Once construction is complete and the structure meets all the necessary criteria, a radon test is required to measure the effectiveness of the newly installed radon mitigation system.

If radon levels reach above 4.0 picocuries per liter (pCi/L), then it will be necessary to install an active fan on the already existing passive radon system. This upgrade should reduce the radon levels significantly, with the target being below 4.0 pCi/L.

For more details, visit the Radon Control Methods section of the International Residential Code guide.

Radon Measurement Testing

As mentioned above, once you build the system, you have to test. You want to make sure that, after all that hard work that goes into protecting your property from radon gas, your system is actually functioning properly!

Now it’s time to call a radon testing pro. Here at Scott Home Inspection, we have full staff of NRPP-certified home inspectors that are ready to provide you with professional, reliable and efficient radon testing services. If you are in need of a radon test, feel free to reach out for more info or to schedule your test today.

Starting on July 1, 2022, Colorado’s new radon law took effect. According to this law, titled HB21-1195, “an individual is prohibited from practicing as a radon measurement professional or radon mitigation professional unless the individual is licensed by the director of the division of professions and occupations in the department of regulatory agencies.”

This is a statewide law with no grace period. All individuals must adhere to the guidelines set forth in this bill, or otherwise face disciplinary consequences.

Needless to say, the new radon law is creating quite a significant change in the Colorado radon industry. And many professionals and consumers may be wondering – How will this affect me?

But before we further discuss this new law, let’s talk about what radon is and why it is such a big deal.

What is Radon?

Radon is a radioactive gas that occurs naturally, and is caused by the breakdown of uranium in the Earth’s soil. It is odorless. tasteless and colorless.

This gas moves up through the soil, into the atmosphere, and consequently, into people’s homes. Radon is prevalent throughout the state of Colorado. In fact, studies show that the majority of Colorado counties are likely to have medium to high levels of radon (as indicated in the chart below).

According to the Colorado Department of Public Health and Environment, radon is estimated to cause about 21,000 lung cancer deaths per year in the United States. Additionally, it is the second leading cause of lung cancer, next to smoking. So this radioactive gas is, of course, something all current and future homeowners should be aware of.

Radon can make its way into homes through foundation cracks, plumbing penetrations, construction joints, sump pits, spaces between basement walls and the slab, and crawlspaces, just to name a few.

It doesn’t matter the age of the house – radon will travel into old homes and new builds alike. And the only way to determine the radon levels in your home is to conduct a radon test in the home.

Specialized testing equipment is required in order to detect radon levels. According to the U.S. Environmental Protection Agency (EPA), if radon levels are equal to or greater than 4.0 picocuries per liter (pCi/L), then a radon mitigation system should be installed in the home.

Radon is a serious matter, and should be treated as such. That’s why it is essential that radon testing and mitigation installation is done professionally and properly. And that is where Colorado’s new radon law comes into play.

Colorado’s New Radon Law

HB21-1195 is a bill created to establish a stricter “regulation of radon professionals.” Overseen by DORA (Department of Regulatory Agencies), this law is meant to increase consumer protection.

It is categorized as a sunset law, meaning after ten years it will be reassessed. If voted into law again, the bill will remain intact. Otherwise, it will expire.

The excessive levels of radon in residences statewide have created a significant demand for radon testing and mitigation. As a result, a number of unqualified individuals have entered the market practicing as radon professionals.

Improper testing and/or system installation could leave a homeowner in a potentially dangerous environment. Therefore, the new law ensures that only licensed professionals will be able to handle these radon-related tasks.

There are now two available licenses – RMEs for professionals performing the radon testing, and RMTs for professionals installing mitigation systems. HB21-1195 has established a number steps needed to obtain and maintain these licenses.

Here at Scott Home Inspection, we focus on the radon testing (not mitigation) side of things. So let’s talk a bit more about how to acquire the proper testing certification.

How to Acquire a Radon Testing License

In order to legally test for radon in the state of Colorado, there are guidelines that need to be followed:

1. Inspectors must take the NRPP (National Radon Proficiency Program) accredited course.

2. After completing the course, inspectors must pass the NRPP exam.

3. The inspector has to submit their NRPP certification to gain a license through DORA.

4. One of the inspector’s or company’s radon testing devices must go through performance testing to ensure that it is calibrated properly. This process must occur annually. (For more info about this calibration test, click here.)

5. The inspector or company needs to be insured by a state accredited insurance company.

6. The inspector must maintain NRPP certification if they are handling any radon test devices. There is a 2 year renewal cycle on this certification.

This law and its extensive requirements aims to give consumers a new level of assurance when hiring a radon professional. DORA even allows consumers to verify inspector licenses on their website. So if you are incapable of conforming to Colorado’s new radon law, then you you will be unable to legally practice radon-related procedures.

Our Plan for the New Radon Law

Here at Scott Home Inspection, we have been prepared for Colorado’s new radon law to take effect. Our plan was simple – by July 1st, all inspectors on staff would be fully licensed to carry out radon testing procedures.

We have aimed to make the transition into this new phase as smooth as possible for the company and customers. So now that HB21-1195 is in place, we are able to offer the same reliable, professional radon testing services as always.

Our radon tests are EPA-approved, short term 48-hour tests. After the 48 test duration, we are able to extract the test results and deliver them to customers onsite. And our radon tests can be conducted separately or in addition to our home inspections.

Our inspectors follow the testing standards established by ANSI/AARST (American Nation Standards Institute / American Association of Radon Scientists and Technologists) to guarantee the utmost accuracy and effectiveness. Because here at Scott Home Inspection, our number one mission is to provide integrity-based home inspections to help Colorado families live in safe, healthy and comfortable homes.

For more information about our radon testing services click here.

Radon is linked to over 20,000 deaths across the country each year. In fact, radon in Colorado is the second leading cause of lung cancer behind smoking. For an element that is odorless, colorless and tasteless, these are significant statistics.

Almost 50% of homes in Colorado are above the EPA’s “safe levels” of radon in a single dwelling. Last year, the Colorado Department of Health and its partners passed out thousands of free radon test kits to help residents learn more about radon and test for its presence in their homes.

Colorado Ranks 7th Highest in Radon Levels

Colorado Department of Health says Radon levels in Colorado are impacted more than other states because of its higher than average uranium content. The natural process of uranium breakdown is radioactive byproducts found in the soil.

As the uranium breaks down over time it converts into a gas that escapes through the fissures and cracks in the surface of the earth.

These gases can seep into a home through foundation cracks, utility hookups, and sump pits. Once the gas finds its way into your home, it can build into a concentration that can be harmful to your health with long-term exposure.

The Environmental Protection Agency sets radon safety levels at a 4.0 pCi/L (pico-curies-per-liter) for all U.S. states; unfortunately, 95% of Colorado’s counties exceed this level in sample testing and data collected on past measurements performed.

The Colorado Department of Public Health Supports Radon Testing of Homes

At the beginning of 2019, the Colorado Department of Public Health and Environment offered 6,000 free at home radon test kits. The department budgeted for the cost of the kits, but were met with overwhelming demand.

According to the Denver Post, the 6,000 radon kits were accounted for in less than an hour. Clearly a very limited supply, but it still shows how many individuals are concerned about the gas.

While at-home testing kits such as these will provide you with an average radon level, they do not always give you an accurate picture of how that average was comprised.

Because you cannot see the relationship between the hourly samples that were taken, and because the final number that is given from the test kit is only an average, you cannot tell if the test is accurate and if larger spikes or anomalies in the results have occurred.

Scott Home Inspection is now offering $180 tests for Radon in Colorado. Convenient 48-hour tests performed by our radon technicians. Keep you and your family safe by scheduling your radon test today.

When we test for radon, our continuous radon monitors take a sample every hour and graph out the levels by the hour. Over a 48-hour period, you can see if some of the points are skewed giving you an inaccurate final number.

Short-term radon tests are also meant to be run under “closed house conditions.” This means that during the test, the doors and windows of the home should be closed to simulate a colder season where radon levels will naturally build up.

If windows are opened or exhaust fans are run, then you will be able to visually see these anomalies on the graph, and retest the home as needed.

Radon Levels Colorado – Get Tested With Professional Equipment

Since Colorado has higher than average levels of radon, it’s essential to have your home tested. There are two ways to test your home for radon.

• Short Term Testing – This test ranges from 48-72 hours and measures the levels of radon in the lowest occupied level of the home. You can do two short term tests back to back to get an accurate reading. This is commonly referred to as a passive method. Or you can do one test for 48 hours, which is typically referred to as an active method. The active method is the test that our company performs. Learn more about our radon services here.
• Long Term Testing – A long term test will stay in your home for more than 90 days. These tests tend to give you a longer average of how radon impacts the whole home and how seasons may change how the gas enters your home. All the windows and doors need to be closed for this test, therefore, Winter tends to be an ideal season for testing. Our company does not perform a long-term test because of the time frame.

Protecting Your Family and Home

Radon levels in Colorado may leave your home with toxic gases that need to be dealt with to ensure everyone’s health. A mitigation system is the best way to do this which moves the gas out of your home.

A system is placed in areas where radon is likely coming into your home and includes venting and fans that run continuously to remove the gases. The national average cost for a mitigation system is about $955.

We understand how distressing radon gas might sound, and we are here to help you with any questions you might have. Please contact us today so we can set your mind at ease and steer you to the right professionals.