Pre‑List Check: Roof, Sewer, Radon In Boulder

Thinking about listing your Boulder home? The fastest way to derail a great offer is an inspection surprise. You want a smooth sale, predictable timelines, and fewer last‑minute negotiations. In this guide, you’ll learn how to get ahead of the big three issues buyers ask about in Boulder: sewer laterals, roofs, and radon, plus how to pull permits and package your documentation. Let’s dive in.

Why pre-list checks matter in Boulder

Boulder’s mix of older housing, hail and wind exposure, and high radon potential can raise flags during inspections. When you prepare evidence up front, you set clearer expectations and reduce renegotiations. You also help buyers compare your home favorably against others.

You do not need to fix every item before listing. You do need dated reports, repair records, and permits that show you understand the home and have managed key risks. The sections below outline exactly what to check and what to share.

Sewer lateral: what to check

The sewer “lateral” is the private pipe from your house to the public main. In practice, homeowners are responsible for the lateral on their property and up to the main. Many older Boulder neighborhoods include clay laterals, which are prone to root intrusion, joint offsets, cracks, and occasional collapses.

A pre‑listing sewer camera scope can save time. Hire a licensed plumber or sewer‑scope contractor to produce a dated video and written report. Ask them to note the distance to any defect, the type of issue, and suggested repair methods.

What a good scope report includes

• Dated video file and written summary
• Location and distance to issues such as roots, cracks, offsets, or collapses
• Clear recommendations: spot repair, lining, or replacement
• Photos or stills you can share with buyers

If repairs or lining were done in the past, gather invoices, contractor names, and any permit and inspection sign‑offs. City staff can help confirm where mains run and what work may have occurred nearby. Visit the City of Boulder site to find utility contacts and permit services.

• Learn more about inspection best practices from organizations like InterNACHI.
• Check local utility and permit contacts through the City of Boulder.

Roof: condition, hail, and Class A

Boulder sees strong sun, periodic high winds, and spring‑summer hail. Buyers and insurers will look closely at roof age, material, and condition. A licensed roofer’s inspection letter gives buyers confidence and helps you decide on simple pre‑list repairs.

Ask the roofer to document the estimated age, material, visible hail or wind damage, flashing and penetrations, and remaining life. If they complete repairs, keep invoices, any manufacturer warranty info, and final inspection or permit records if applicable.

Many buyers ask about the roof’s fire rating. A Class A rating is the highest fire‑resistance classification for roof coverings under standards such as ASTM E108 and UL 790. For context on classifications and documentation, see the National Roofing Contractors Association.

If you have insurance claim history from past storms, include the claim summary and final repair invoices in your disclosure packet. This helps answer underwriting questions early.

Radon in Boulder homes

Boulder County is identified as a high‑radon potential area by the EPA (Zone 1). The EPA’s action level is 4.0 pCi/L, which means you should reduce radon at or above that level. Start with a short‑term test before listing so you know where things stand.

Short‑term tests take 2 to 7 days and are often done with a continuous radon monitor by a certified tester. If results are elevated, you can follow up with a long‑term test or install a mitigation system. The most common system is sub‑slab depressurization, which uses a fan and vent pipe to draw soil gas safely outside.

After mitigation, complete a post‑mitigation test and keep the installer’s credential and performance certificate on file. Buyers value seeing the pre‑ and post‑results together.

• EPA guidance on action levels and testing: EPA radon resources
• Colorado testing and mitigation info: CDPHE radon resources
• Local public health context: Boulder County Public Health

Permits: pull and organize records

Permits and final inspections show work was done to code and approved. Lack of permits for major work like roofs, electrical, plumbing, HVAC replacements, additions, or decks often triggers buyer objections or requests for credits.

If your property is inside city limits, use City of Boulder permit services. If you are in unincorporated Boulder County, check with Community Planning & Permitting. Pull records for significant work, and download any final inspection approvals and certificates.

If you discover missing permits, talk with the relevant office about retroactive permits or inspections so you can disclose steps taken.

• City permit and utility resources: City of Boulder
• County planning and permitting: Boulder County

Your pre-list checklist

• Sewer lateral
  • Schedule a dated sewer scope if your home is older or likely to have a clay lateral.
  • Save the video, written report, and any quotes for repair options.
  • Gather all past repair invoices and permit approvals.
• Roof
  • Get a licensed roofer’s inspection letter with age, material, condition, and recommendations.
  • Keep repair or replacement invoices, manufacturer documentation, warranty details, and permits.
  • Include any insurance claim history and final repair invoices.
• Radon
  • Run a short‑term test before listing; keep the dated report.
  • If elevated, plan for long‑term testing or certified mitigation and post‑mitigation results.
  • File installer credentials and any warranty or performance certificate.
• Permits and documentation
  • Pull your permit history from City of Boulder or Boulder County.
  • Assemble contractor invoices, transferable warranties, and final inspection sign‑offs.
• Presentation
  • Package dated reports so buyers can review quickly during showings and disclosures.

What to share with buyers

Buyers often ask four questions. Prepare answers with documents:

• Is the sewer lateral in good condition? Provide the scope video and report, or repair and permit records.
• How old is the roof and what is the rating? Share the roofer’s letter, material details, warranty terms, and any permits.
• What is the home’s radon level? Provide dated test reports and mitigation documentation if applicable.
• Was this work permitted? Share permit numbers and final inspection results from the city or county.

Costs and timing at a glance

Every home is different, but typical ranges help you plan:

• Sewer scope: a few hundred dollars. Spot repairs or lining can run from about $1,000 to $10,000+, with full replacement higher depending on length and access.
• Roof: inspections are often under $200. Repairs or replacements vary widely from several thousand to tens of thousands based on material and scope.
• Radon: professional short‑term tests often cost around $100 to $200. Typical mitigation systems often range from about $1,000 to $3,000+.

Aim to complete pre‑listing checks close to your go‑live date so results are recent. Radon long‑term tests take 90+ days, so start early if you want those results before listing.

Ready to list with confidence?

When you package a sewer scope, a roofer’s letter, radon results, and clean permit records, you make buyers’ decisions easier and your sale more predictable. If you decide to tackle targeted pre‑sale improvements, you can also explore using Compass Concierge as part of a thoughtful listing plan.

If you want help deciding which steps will move the needle for your price point and timeline, reach out to Paul & Kam Real Estate. We’ll help you prep, disclose clearly, and market your home with confidence.

FAQs

What is a sewer lateral and who maintains it in Boulder?

• In practice, you are responsible for the private lateral from your home to the public main, while the municipality maintains the public main.

How can I document my roof for buyers in Boulder?

• Get a licensed roofer’s dated inspection letter, include any repair invoices, warranty details, and permit final inspections if the roof was replaced.

What radon level triggers action in Boulder County homes?

• The EPA action level is 4.0 pCi/L, and many professionals recommend considering further testing or mitigation even below that level.

Where do I check permits for a Boulder listing?

• Use City of Boulder permit services for properties in city limits and Boulder County Community Planning & Permitting for unincorporated areas.

How recent should my pre‑listing reports be?

• Aim for reports dated within a few months of listing so buyers view them as current during inspections and escrow.

Do I need to fix issues before listing?

• Not always; you can disclose findings and offer credits, but fixing clear, cost‑effective items before listing can reduce objections and speed closing.