Staging gets the house ready for buyers’ eyes; paperwork gets it ready for their questions. Colorado sellers are asked to complete a seller’s property disclosure and, since 2023, to share information about radon. Having the records together before you list makes the process smoother and avoids delays once you have an offer. This guide explains the radon requirement as described by state agencies, and lists the other records worth gathering. It is not legal advice; your listing agent and, if needed, an attorney can explain how the rules apply to your sale.
Key takeaways
- Colorado law requires sellers to provide buyers with any known radon test information.
- Residential contracts and disclosures include specific radon language and a state brochure.
- Gather repair records, warranties and service history before listing.
- Disclose what you know; staging should never hide a problem.
What the radon rule says
Colorado Senate Bill 23-206, which took effect on August 7, 2023, concerns radon in residential property transactions. According to the Colorado Division of Real Estate and the state health department, sellers must provide buyers with any known information about radon tests on the property. The sales contract or the seller’s property disclosure includes disclosures on whether radon tests have been done, the most recent test records, any radon levels found, any mitigation performed and whether a mitigation system is installed, along with a copy of the state’s radon brochure. The contract also includes a statement that the state health department strongly recommends buyers have an indoor radon test before buying.
What that means for you
The law requires you to share what you know; it does not by itself require a seller to test. If you have tested in the past, find the results. If you have a mitigation system, find the installation paperwork and any maintenance or follow-up tests. If you have never tested, ask your agent whether testing before listing makes sense for your home. Many buyers in Colorado test during their inspection period regardless.
Tip: If you have a mitigation system, check that the fan is running and the gauge on the pipe shows it working before listing. Buyers and inspectors often look for it.
Other records to gather
- The seller’s property disclosure form, filled in carefully with your agent’s guidance
- Receipts and warranties for major work: roof, windows, furnace, air conditioning, water heater
- Service records for the furnace, air conditioning and any sprinkler system
- Permits and final inspections for additions, finished basements and major remodels
- Manuals and warranty cards for appliances staying with the house
- HOA documents, if the home is in an association
- Recent utility bills, which some buyers ask to see
- Survey or plot plan, if you have one
Disclosure and staging
Staging and disclosure work together. Staging makes the house look its best; disclosure tells buyers what you know about its condition. A water stain painted over or a crack hidden behind a rug does not remove the problem, and a buyer’s inspector may find it anyway. Fixing what you can, as described in Pre-Listing Repairs Worth Doing (and Ones to Leave), and disclosing what you know is the approach that protects the sale.
Questions to ask your agent
- Which version of the seller’s property disclosure will we use, and when do buyers receive it?
- Should I test for radon before listing, or leave it to the buyer?
- How should I describe past repairs, such as a roof replacement or a basement leak that was fixed?
- Are there any permits for past work that I should find?
- What records do buyers in this area usually ask for?
If a buyer’s test comes back high
Many Colorado buyers test for radon during their inspection period. If a test shows elevated levels, it usually becomes part of the inspection negotiation: the buyer may ask the seller to install a mitigation system, to give a credit, or to lower the price. Mitigation systems are common in the Denver area, and the state health department publishes information about testing and mitigation. Your agent can explain the usual options and how they are written into the contract.
Timing the paperwork
Start gathering records at the same time you start decluttering. Finding a permit for a basement finished years ago, or a roof warranty from a previous owner, can take weeks, and it is much easier before the listing is live than during a contract deadline.
Keep it together
Put the records in one folder, paper or digital, before the listing goes live. When an offer comes in, you will not be searching drawers for a furnace receipt while a deadline runs. With the paperwork done, you can focus on the house itself; Getting Your Denver Home Ready for Listing Photos covers the next step.