Wells, septic and water
The short version
- Water test: most loans require a recent test showing the water is safe to drink, and some require it to still be current at closing.
- Well permit: the permit states how the water can be used. Request it along with the well and pump records.
- Well-to-septic distance: the well and septic system must be far enough apart under local rules or HUD's minimums.
- Shared wells: these require a recorded agreement covering use, access and repairs. USDA allows up to four homes on one well.
- Septic: the system should show no signs of failure. An inspection is wise even when the loan does not require one, and some counties do require one.
- Cisterns and hauled water: some loan types limit them. Tell us early so we can match you with the right lender.
Order tests the day your offer is accepted. Results can take a week or more, and your inspection deadline still applies.
La Plata County requires a Continued Use Permit for most sales of homes with septic, based on an inspection from the past 12 months. Archuleta County requires a transfer-of-title inspection for most sales. Montezuma County requires one in some cases, such as older systems or systems that have failed before. Systems less than four years old are exempt in La Plata and Archuleta. When snow or frozen ground prevents the work, those counties may allow closing on a written promise to complete it later.
Go deeper
Know your well permit
Colorado's Division of Water Resources issues well permits. Most rural homes have an exempt well, and the permit type determines what you can do:
- Household use only: water for use inside the home, with no lawns, gardens or livestock.
- Domestic and livestock: usually on 35 acres or more. These wells can serve up to three homes, one acre of lawn and garden, and animals.
Exempt wells are generally limited to 15 gallons a minute. Request the permit, the well completion report and the pump installation report. If your plans include a large garden, horses or a second home, the permit must allow it.
What a septic inspection covers
A certified inspector has the tank pumped, checks the tank and its baffles, examines the drain field for signs of failure, and confirms the system matches its permit. A system built for a two-bedroom house can be a problem for a four-bedroom house.
If something fails, the repair requires a county permit, and costs can be significant. That is a strong reason to negotiate a repair, a credit or a price change, or to cancel the contract within your deadline.
After you move in, the EPA suggests an inspection at least every three years and pumping every three to five years.
Water quality and quantity
A lender's water test usually checks for bacteria and nitrates. You can order a broader test for your own peace of mind. Treatment systems are acceptable when they meet state or county codes, and the passing test result goes in your loan file.
Quantity matters as well. A flow test shows how much the well produces. If you will have a large household, a garden or animals, it is worth knowing before you buy.
See it with your numbers
Your Mortgage Plan compares the loan types that fit the property, with the payment and cash to close for each.
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