Briargate is the big master-planned neighborhood on the north side of Colorado Springs, built out from the 1980s on more than 9,600 acres of former ranch land. Two-story homes with basements, furnace humidifiers and roofs that have seen two major hailstorms make up most of its mold calls. We connect Briargate homeowners with independent local mold inspection and remediation companies for free quotes.
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Briargate was planned in the early 1980s on the former Reverse J Diamond Ranch and now covers more than 9,600 acres, with Academy District 20 schools and the Promenade Shops at its center. It is part of Colorado Springs, so the citywide numbers apply: 487,887 residents and a median home built in 1986 (ACS 2024 5-year), which is close to Briargate’s own construction era. Later phases ran through the 1990s and 2000s. Real-estate sites estimate about 22,000 residents, a figure we have not verified.
Because it is inside city limits, Briargate homes are on Colorado Springs Utilities water and sewer and permits come from the Pikes Peak Regional Building Department. No wells, no septic, and the tenant rules apply to the neighborhood’s rentals.
Most requests from the 80920 area fall into one of these.
The July 28, 2016 hailstorm caused $352.8 million in insured losses and the August 2018 storm hit again. Roofs that were patched rather than replaced leak slowly into blown insulation; ice dams at the eaves add to it each winter.
Attic mold →
Most Briargate two-stories have full basements, and most were finished. Window wells that fill in a July cloudburst, water heaters and furnace condensate lines, and sump failures all wet the bottom foot of drywall out of sight.
Basement mold →
Furnace humidifiers run high in dry winters fog windows and wet north-facing corners. Some 1980s homes still have rooftop evaporative coolers, which keep pads wet all summer. The HVAC repair itself goes to a PPRBD-registered mechanical contractor; the mold is a separate quote.
HVAC mold →Published national ranges: attic $1,000–$4,000, basement $1,500–$4,000, bathroom $500–$1,500, HVAC and ducts $3,000–$10,000, and $10–$25 per square foot overall (This Old House 2026, Fixr 2025). A dated local figure is $9–$19 per square foot (HomeBlue, March 2022). None of these are quotes; Briargate quotes come from the companies. The cost guide has a calculator.
Colorado Springs Utilities’ wastewater backup policy is clear about where responsibility sits: CSU may assist with damage from a verified blockage in its main line if the customer was not negligent, but the service line from the house to the main, and anything that blocks it, is the homeowner’s. CSU recommends a specialist cleanup company for backups because of the bacteria in wastewater. Standard homeowners policies cover sewer backup only with an endorsement. Document before cleanup; no one can promise what a claim pays.
A 1980s home is past the asbestos cut-off for most materials, but ask the company whether an asbestos test is needed before tear-out if the house predates 1989, and expect the EPA lead rule to be irrelevant unless it predates 1978. Colorado has no state mold license; ask about IICRC S520 or ACAC training, general liability insurance and a written protocol. We do not verify credentials and do not perform the work.
Dry Front Range air pushes people to run furnace-mounted whole-house humidifiers, and a 1980s or 90s two-story with original windows cannot handle a high setting. Moisture condenses on glass, sills and cold corners and feeds mold on frames and drywall. HVAC sources suggest 30–40% indoor humidity in winter as a rule of thumb; turn the humidistat down before calling anyone.
Yes, Briargate is inside city limits and served by Colorado Springs Utilities. CSU’s policy says it may assist with damage from a verified blockage in its main line if the customer was not negligent, but the service line from your house to the main, and any blockage in it, is the homeowner’s responsibility. Backup is Category 3 water; sewer backup insurance usually requires an endorsement.
Yes. The July 28, 2016 storm alone produced 33,200 property claims across the area, and the August 2018 storm followed. Shingles that were bruised but not replaced crack over time under high-altitude sun, and a small leak into blown insulation can go unnoticed until a ceiling stain appears. If your roof is original or last replaced before 2016, an attic look is worth asking for.
Briargate is inside Colorado Springs; the home page covers the rest of the city. Compare options with one short request: get free quotes, browse all service areas, or call Call (719) 642-1761.
Tell us where the mold is, whether the roof has been replaced since 2016, and whether you run a whole-house humidifier. Independent companies that serve north Colorado Springs reply directly. Free, no obligation.
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