Most of my foothills buyers are coming from a city or suburban home where water came from a tap and waste went to a sewer and nobody thought about either. In the mountains, you own both systems. Here’s what that means, in plain language. (This is educational, not engineering or legal advice — I’ll connect you with the specialists who provide that.)
Wells
Permit type matters most. Colorado well permits are issued by the Division of Water Resources, and the permit determines what you can legally use the water for. A “household-use-only” permit covers indoor use for one home — no watering the lawn, no horses. A “domestic” permit allows more. Some properties have augmentation plans or are in a water district instead. We pull the permit for every well property.
Flow rate. Measured in gallons per minute during a well test. Foothills wells vary enormously; a low-producing well may be supplemented with a cistern and is not necessarily a deal-breaker, but you need to know.
Water quality. A lab test for bacteria, nitrates, metals and, in some areas, radiological elements. Treatment systems are common and inspectable.
The equipment. Pump, pressure tank, pressure switch, any treatment system — age and condition affect cost of ownership.
Septic
How it works. Waste goes to a tank where solids settle; liquid flows to a leach field and filters through the soil. Systems are sized by bedroom count, which also limits how you can expand a home.
The transfer inspection. Jefferson County requires a use permit at sale, based on an inspection by a licensed professional. It’s good protection for buyers. Other counties differ.
What we check. Age, tank material and condition, leach field condition, pumping history, whether the system is sized for the current bedroom count, and setbacks from the well.
Ownership. Pump every three to five years, watch what goes down the drain, and don’t park on the leach field.
Costs and negotiation
Well and septic issues are among the most common inspection negotiation items in the foothills. Knowing the systems’ condition early gives you leverage and prevents surprises. On the sell side, having documentation ready — permits, pumping records, water tests — makes buyers confident.
The rest of the checklist
Wells and septic are two items on a longer mountain-property list that includes wildfire mitigation, insurance, driveways, internet and propane. The full version is in my Denver foothills guide.