Radon Came Back High During Your Colorado Springs Closing
The inspection radon test on your Colorado Springs or El Paso County home came back at or above 4 pCi/L, and now there is a contract deadline attached to it. First, breathe: this is one of the most common and most solvable things that happens in a Colorado closing. El Paso County Public Health reports over 40 percent of county homes tested from 2005 to 2023 exceeded the EPA action level, so contractors, agents, and sellers here handle this every week. This page walks the buyer, seller, or agent through what happens next and connects you with an independent, Colorado-licensed radon professional who works on contract deadlines.
Four moves, in order
Read your contract deadlines first
Colorado sales run on the Commission-approved Contract to Buy and Sell, which sets an inspection objection deadline and an inspection resolution deadline. The exact dates are in your contract, so your agent is the first call, not a web article.
Negotiate who pays
A result at or above 4 pCi/L is a normal thing to raise inside the objection window. Buyers commonly ask the seller to pay for mitigation, credit it at closing, or fund an escrow holdback so the work finishes on schedule.
Schedule the fix inside the window
Most single-family mitigation systems install in one visit. Licensed contractors who work transactions can often fit the install, or an escrow arrangement for it, inside the resolution deadline so closing holds.
Document with a retest
A post-mitigation retest gives a written, lower number that travels with the deal file and satisfies the disclosure record Colorado now attaches to every residential sale.
The deadline is in your contract, not in a statute
Colorado residential sales use the Commission-approved Contract to Buy and Sell Real Estate. It sets an inspection objection deadline, the date by which a buyer must raise inspection issues like radon, and an inspection resolution deadline, the date by which the parties must agree on how to handle them. Those dates were negotiated into your specific contract, so the single most useful thing you can do the day a high result lands is ask your agent for both. The Colorado Division of Real Estate updated its Commission-approved forms to carry radon language after Senate Bill 23-206, detailed in its broker practice advisory. This page summarizes contract mechanics in plain language and is not legal advice.
How the fix fits inside the window
- 1
Your request reaches a licensed contractor who works real estate deadlines and confirms scheduling the same business day where possible.
- 2
A licensed measurement professional sets a continuous monitor for 48 hours under closed-house conditions and delivers a written, time-stamped report.
- 3
If the result is at or above 4 pCi/L, a written mitigation quote follows fast, so the parties negotiate with a real number instead of a guess.
- 4
The install is scheduled inside the resolution window, or an escrow holdback is arranged so closing proceeds and the work finishes right after.
- 5
A post-mitigation retest documents the reduced level, and the paperwork travels with the deal file for the disclosure record.
Speed is not a reason to skip the license check
A deadline tempts everyone to hire the first available name. It takes under a minute to confirm that name holds the Colorado license the state has required for radon work since July 1, 2022, through DORA. Our license verification guide shows the two lookups, and the real estate radon page covers the wider transaction picture, including selling and military PCS moves.
Coverage and next steps
Deadline radon requests cover all of El Paso County and Teller County. For what a system involves, see radon mitigation; for the state-published price ranges, see the cost guide; and for the county numbers behind all of this, see radon levels in El Paso County.