Buying a home in Colorado is an adventure. Between the breathtaking mountain views and the vibrant communities in the Denver Metro area, Boulder, and Colorado Springs, there is a lot to love. However, if you’re a first-time homebuyer, the inspection process can feel like a mountain of its own.
One term you’ll hear constantly is "Radon." It sounds scientific, maybe even a little scary, but at Plum Tree Home Inspections, we believe that knowledge is the best way to turn anxiety into confidence.
In this guide, we’re going to break down everything you need to know about radon testing in under three minutes of reading time. We’ll also touch on why Colorado’s unique geography makes this test, and a few others, absolutely essential.
What Exactly is Radon? (The 60-Second Version)
Radon is a naturally occurring radioactive gas. It’s produced by the natural breakdown of uranium in the soil, rock, and water under your home. Because it’s colorless, odorless, and tasteless, you can’t see it or smell it.
When radon escapes the soil and gets trapped inside a home, it can build up to dangerous levels. Over time, breathing in high levels of radon is the leading cause of lung cancer among non-smokers.
In Colorado, our geology is rich in the types of minerals that produce radon. This means that while radon exists everywhere in the country, it is particularly prevalent right here in our backyard.
Why Colorado is a "Hot Spot"
If you’re looking for a home in Denver, Boulder, or Colorado Springs, you are in what the EPA calls Zone 1. This is the highest-risk category for radon.
According to data from the Colorado Department of Public Health & Environment (CDPHE), about 50% of homes in Colorado have radon levels above the EPA’s recommended action level of 4.0 picocuries per liter (pCi/L). To put that in perspective, the national average indoor radon level is about 1.3 pCi/L. In Colorado, the average is closer to 6.3 pCi/L.
Whether you are buying a brand-new build in Castle Rock or a charming historic home in Old North End Colorado Springs, the risk is the same. Radon doesn't care about the age or style of the home; it only cares about the ground it’s built on.
How Radon Testing Works
At Plum Tree Home Inspections, we make the testing process as simple and non-intrusive as possible. Joshua is First-Time Home Buyer Friendly, and our approach is designed to keep the process clear, calm, and easy to understand. Here is how it works:
- Placement: We place a small, high-tech continuous radon monitor in the lowest livable area of the home (usually the basement or a garden-level room).
- Duration: The monitor stays in place for a minimum of 48 hours. During this time, it takes hourly readings to account for fluctuations caused by weather or pressure changes.
- The Result: After the test period, we download the data and provide you with a detailed report showing the average radon level.
If the result is 4.0 pCi/L or higher, the EPA recommends installing a radon mitigation system. The good news? Mitigation systems are very common in Colorado, highly effective, and typically cost between $800 and $1,500. It is a straightforward fix that provides immediate peace of mind.
The Colorado "Big Three": Radon, Hail, and Soils
As an InterNACHI-certified inspector, Joshua Bradley holds InterNACHI ID: NACHI26021022 and brings added training in areas that matter in Colorado homes, including Moisture Intrusion and Plumbing. That background is especially helpful when evaluating issues tied to basements, drainage, leaks, soil movement, and older piping systems.
While radon is a major focus, it’s just one part of the conversation when it comes to Colorado real estate. Because we live in a unique climate, there are two other local "celebrities" you need to know about during your inspection:
1. Hail Damage
Eastern Colorado and the Front Range are located in what is known as "Hail Alley." We get some of the most frequent and severe hail in North America. During your home inspection, we pay close attention to the roof, gutters, and siding.
Minor hail bruising can lead to major leaks down the road. We use modern technology to document the condition of the roof so you know exactly what you’re moving into, and if a roof replacement might be on the horizon.
2. Expansive Soils
Much of the Denver and Boulder area is built on "bentonite" or expansive clay soils. These soils act like a sponge: they swell when they get wet and shrink when they dry out. This movement can put immense pressure on a home’s foundation.
If you see cracks in the basement floor or doors that don’t quite shut right, it’s often a sign of soil movement. Part of our job is to help you understand if the movement is normal settling or something that needs a professional engineer's eye. Joshua’s training in Moisture Intrusion is especially relevant here, since water management and foundation movement often go hand in hand.
Don't Forget the Sewer Scope!
Speaking of things underground, we always recommend adding a Sewer Scope to your inspection. In older neighborhoods like those in Denver and Boulder, tree roots can grow into clay pipes, or old lines can crack and collapse. A quick camera inspection can save you thousands of dollars in unexpected repairs after you move in. Joshua’s certification training in Plumbing adds another layer of value when evaluating visible plumbing concerns and helping clients understand when a sewer scope makes sense.
The Plum Tree Way: Education Over Alarmism
At Plum Tree Home Inspections, we know that buying a home is likely the biggest investment of your life. Our goal isn't to scare you with a long list of problems. Instead, we aim to educate you.
We use modern technology, including digital radon monitors and detailed photo-rich reporting, to give you a clear picture of the home’s health. We explain our findings in simple, everyday language, not "contractor-speak." Joshua is also Move-In Certified, which can give buyers and agents added confidence in the condition and presentation of a home.
Whether you’re a first-time buyer in Arvada or an investor in Pueblo, we treat every inspection with the same level of integrity and honesty. We want you to walk away from the inspection feeling like an expert on your future home. As part of that commitment, InterNACHI also backs qualifying inspections with the $25,000 Honor Guarantee and the InterNACHI Buy-Back Guarantee, which can add another layer of reassurance during the transaction.
We’re Here for You
Navigating the Colorado real estate market is a journey, and the inspection is a pivotal milestone. We hope this 3-minute guide helped clear the air about radon and some of the other local quirks we deal with in the Centennial State.
Thank you so much for taking the time to read our guide! We truly value the opportunity to help our neighbors make informed decisions. If you have any follow-up questions after your inspection, or if you’re ready to schedule your radon test and home inspection, please don't hesitate to reach out.
Plum Tree Home Inspections
Address: 1500 N Grant St Suite R, Denver, CO 80203
Phone: +17205712498
Serving Denver, Boulder, Colorado Springs, and the surrounding areas.
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