Colorado Home Buyers: Key Tips for Wells and Septic Systems

What Home Buyers Need to Know About Wells and Septic Systems in Arapahoe, Jefferson, Park, and Clear Creek Counties, Colorado

Buying a home with a well and septic system can be a great choice, especially in the beautiful and rural areas of Colorado. However, it’s important to understand the unique aspects of these systems to ensure they are properly maintained and meet your needs. Here’s a guide to help you navigate the essentials for homes in Arapahoe, Jefferson, Park, and Clear Creek counties.

Understanding Well Water Systems

1. Water Quality Testing: Regular testing of your well water is crucial to ensure it is safe for consumption. In Jefferson County, for example, homeowners are responsible for testing their well water for contaminants like bacteria, nitrates, and fluoride. It’s recommended to test your water annually and after any repairs or changes to the well system.

2. Well Maintenance: Proper maintenance of your well is essential to avoid contamination and ensure a reliable water supply. This includes regular inspections by a qualified contractor, keeping the well area clean, and ensuring the well cap is secure.

3. Permits and Regulations: In Park County, you may need a permit to construct a new well or replace an existing one. It’s important to check with local authorities for specific requirements and ensure all necessary permits are obtained.

Understanding Septic Systems

1. System Components: A typical septic system consists of a septic tank and a drain field. The tank separates solids from liquids, and the effluent is filtered through the soil in the drain field. Proper design and installation are crucial for efficient operation and environmental protection.

2. Regular Maintenance: Routine maintenance is key to a well-functioning septic system. This includes regular pumping of the septic tank, usually every 3-5 years, depending on usage. In Clear Creek County, inspections and maintenance are regulated to ensure systems operate efficiently.

3. Permits and Inspections: Before purchasing a home with a septic system, ensure it has been inspected and has the necessary permits. In Jefferson County, for instance, a use permit is required before the sale of properties with septic systems. This ensures the system is in good working order and meets local regulations.

County-Specific Considerations

Arapahoe County:

• Soil Testing: Accurate soil testing is essential for determining the suitability of a site for a septic system. Companies like Land Systems West LLC offer comprehensive soil and percolation tests.
• DIY Plans: For hands-on homeowners, some companies provide DIY plans for septic system installation, including detailed instructions and guidance.

Jefferson County:

• Water Quality Testing: Mandatory well water quality testing is required in certain areas, such as the Indian Hills/Parmalee Gulch area.
• On-Site Wastewater Treatment Systems (OWTS): Jefferson County has specific regulations for OWTS, including permitting and maintenance requirements.

Park County:

• Environmental Health Department: This department is responsible for issuing septic and driveway permits, conducting site evaluations, and providing information on well water testing.
• Transfer of Title: When selling a home, a septic system inspection is required prior to transferring property ownership.

Clear Creek County:

• Onsite Wastewater Treatment Systems: Clear Creek County regulates OWTS to ensure they meet state and local standards.
• Environmental Health Services: The county offers various services, including new septic construction and repairs, septic use permits, and water quality testing.

Mountain Metro Association of Realtors (MMAR) Guidelines for Property Transfer

When transferring property with a well and septic system, it’s essential to follow the guidelines provided by the Mountain Metro Association of Realtors (MMAR) to ensure compliance and proper functioning of these systems. Here are some key points to consider:

1. Property Transfer Inspections: MMAR emphasizes the importance of thorough inspections during property transfers. This includes checking the condition of the septic system and well, ensuring they meet current standards, and identifying any necessary repairs or upgrades[1].

2. Licensing Requirements: Individuals performing property transfer inspections for on-site sewage disposal systems must be licensed by the Board of On-Site Wastewater Professionals. This ensures that inspections are conducted by qualified professionals who adhere to established guidelines[1].

3. Training and Certification: MMAR provides training courses to certify individuals in the installation, operation, and maintenance of various septic systems. This includes sand mound systems, at-grade systems, and best available technology (BAT) systems. Proper training ensures that systems are installed and maintained correctly, reducing the risk of failures and environmental impact[1].

4. Compliance with Regulations: MMAR guidelines stress the importance of complying with local and state regulations regarding well and septic systems. This includes obtaining necessary permits, adhering to setback requirements, and following best practices for system maintenance and operation[1].

Final Thoughts

Owning a home with a well and septic system in Colorado’s Arapahoe, Jefferson, Park, and Clear Creek counties can be a rewarding experience. By understanding the basics of these systems, performing regular maintenance, and adhering to local regulations, you can ensure a safe and efficient operation. Always consult with local experts and authorities to stay informed about specific requirements and best practices.

Happy home buying! 🏡

[1]: Mountain Metro Association of REALTORS

If you have any questions or need further assistance, feel free to reach out!