Many homes outside city limits in Colorado, from the foothills to the southern and eastern edges of the metro area, rely on a private well for water and a septic system for wastewater. Neither is difficult to live with, but both need to be checked before you buy.
Wells
- Permit and records. Wells in Colorado are permitted through the state, and the permit tells you the approved use, location and limits. Confirm that the well is properly permitted and that the permit matches how the home uses it.
- Flow and quality tests. Order a flow (production) test and a water-quality test during due diligence. Flow tells you whether the well can supply the household reliably, and quality testing checks for bacteria and contaminants.
- Aquifer conditions. In parts of the Front Range, wells draw from deep bedrock aquifers where water levels can decline over time. Ask about the well's history and what nearby owners have experienced.
- Equipment. The pump, pressure tank and casing wear out and cost money to replace, so ask how old they are and how they have been maintained.
Septic systems
- Inspection. A qualified inspector should check the tank, lines and drain field, not only the visible parts.
- Age and records. Ask for the installation date, permit and pumping history.
- Maintenance. Systems generally need pumping every few years, depending on household size and tank size. Avoid pouring grease, chemicals and non-flushable items into the system.
- Capacity. Make sure the system is sized for the number of bedrooms, especially if you plan an addition.
Other questions
- Who owns and maintains shared wells or shared access roads?
- Are there water rights or restrictions that come with the property?
- Do local rules on drilling or replacing a system apply?
Tips
Budget for tests and inspections, since they are among the most important protections when buying a rural property. Repairs can be expensive, so use the findings during negotiation.
General information only. Requirements vary by county and district.