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Property Risk & Home Condition

What should I know about buying a home with a well or septic system in El Paso County?

ByWeldon HobbsTeam Hobbs RealtyPublished Last reviewed

Short answer: Treat the well and the septic system as two major systems that deserve their own inspections. Since July 11, 2026, El Paso County Public Health no longer requires a septic inspection before a home sells, so if you're buying, getting one is now up to you. For the well, confirm it's properly permitted and that the permit allows the uses you have in mind, have the well inspected, and plan to file the state's change-of-owner form at closing. Many homes in Black Forest, the Tri-Lakes area, Falcon, and eastern El Paso County rely on both.

Where you'll find wells and septic systems here

Most homes inside Colorado Springs are on city water and sewer. Wells and septic systems are common on larger lots and in unincorporated areas, including Black Forest, parts of the Tri-Lakes area around Monument, Falcon, Peyton, and the eastern plains. If you're comparing areas, neighborhoods by school district gives a sense of where these communities sit.

Septic: what changed in 2026

From 2015 until July 2026, El Paso County Public Health required a certified inspection of the septic system (the county calls it an onsite wastewater treatment system, or OWTS) before a property could change hands. The county's revised regulations, effective July 11, 2026, removed that requirement. The certified inspection standards still exist, but an inspection at sale is now voluntary.

A few things did not change:

  • Certified inspections are still required for a change of use, such as adding a bedroom. If you're buying with plans to finish a basement into bedrooms, the septic system's capacity becomes part of that project.
  • Sellers still have to disclose what they know. Colorado's disclosure obligations didn't go away with the inspection requirement.
  • Some lenders and loan programs may still want an inspection. Ask your lender early.
  • Records are public. Septic permit records can be viewed through the El Paso County Assessor's property search, which is a good place to start before you order an inspection.

If you're buying a home with a septic system

If I'm a buyer, I'm certainly getting it inspected. A septic system is one of the most expensive parts of a rural property to repair or replace, and the inspection is how you learn its condition while you still have options under the contract.

When you schedule it:

  • Use an inspector certified by El Paso County Public Health. The county keeps a list.
  • Ask for the system's permit and records so the inspector knows its design and size.
  • Schedule it inside your inspection period so there's time to negotiate if something turns up.

If you're selling a home with a septic system

When I'm the listing agent, I'm counting on the seller to disclose everything they know, including anything wrong with the septic system.

If you already know there's a problem, you have a couple of paths:

  • Pre-inspect and fix it before listing. If it's going to be an issue for a buyer anyway, dealing with it up front removes a surprise from the negotiation.
  • Price it in. If you'd rather not do the work, the price can reflect it. That's one of the options in an as-is sale.

Either way, disclosure comes first.

Wells: permits, uses, and paperwork

In Colorado, the Division of Water Resources (the State Engineer's Office) issues well permits, and the permit sets what the well can legally be used for. Two common types for homes are:

  • Household use only: water for use inside the home.
  • Domestic: household use plus watering a lawn and garden (typically up to one acre) and domestic animals, depending on the permit's terms.

The specific conditions are written on the permit itself, so read it. A property that looks perfect for a big garden or horses may have a permit that doesn't allow either.

What I tell buyers: first, confirm the well is permitted. That's on the seller to provide, and we'll verify it. Then have the well inspected as well. It's a major system.

A well inspection can look at how much water the well produces and the condition of the pump and equipment, and a water quality test checks what's in the water. El Paso County Public Health offers water testing.

At closing, Colorado law requires the buyer to complete a change-in-owner-name form for most household and domestic wells. If the well was never registered with the state, the buyer files a registration form instead, within 63 days after closing. Your title company typically handles the filing; see what a title company does in a Colorado Springs home sale.

Where the water comes from: the Denver Basin

Much of the well water in northern and eastern El Paso County comes from the Denver Basin, a set of bedrock aquifers that are largely nonrenewable. For new development in unincorporated El Paso County, the county requires proof of a 300-year water supply, three times the state's 100-year standard.

Opinions differ on the long-term outlook. A county-commissioned evaluation completed in 2025 found water levels steady in most wells studied and recommended no changes to the county's rules. Some hydrogeologists have questioned how much any 100- or 300-year figure can really predict and have raised concerns about depletion over coming decades.

For a buyer, the practical takeaway is to look at the specific well: its depth, which aquifer it draws from, its production, and its history, rather than relying on area-wide generalizations.

A simple checklist

  • Septic: request the permit and records, get a certified inspection during your inspection period, and ask whether your plans (such as adding bedrooms) would trigger a change-of-use review.
  • Well: get the permit from the seller, confirm the allowed uses fit your plans, have the well inspected, and test the water.
  • Loan: ask your lender what it requires for well and septic properties.
  • Closing: make sure the well's change-in-owner-name form (or registration) is filed.

If you're putting together inspectors and other professionals, see who you need on your team when buying a home in Colorado Springs.

What could change the answer

  • County regulations. El Paso County Public Health revised its septic rules in 2026 and could revise them again.
  • Your loan program. Some programs and lenders set their own well and septic requirements.
  • The permit's terms. Older wells and newer wells can carry different allowed uses.
  • Your plans for the property. Adding bedrooms, an accessory dwelling unit, or animals can change what the septic system or well permit needs to support.

When to talk with a professional

A certified septic inspector and a qualified well inspector are the right people for the systems themselves. For questions about water rights or a well permit, contact the Colorado Division of Water Resources, and for a complicated water rights situation, a water attorney. If you're weighing a rural property against your plans, I can help you think through what to check before you commit.

About the author

Weldon Hobbs is a Colorado Springs REALTOR® and co-founder of Team Hobbs Realty. He is a member of The Platinum Group, REALTORS®, Colorado Springs' #1 independent brokerage, which pairs deep local expertise with premium marketing exposure. A U.S. Air Force Academy graduate and retired Air Force veteran, he and his family made more than 10 military moves. Since 2006, he and his wife, Kristen, have bought and sold their own homes, managed a portfolio of rental properties, and guided others through their own real estate decisions. He has also helped both family members and clients downsize, where the decisions are often complex and the process can feel overwhelming. Drawing on his background as a PMP® (Project Management Professional), he helps people break those decisions into clear, manageable steps.

Since beginning his real estate career, he has ranked in the top 7% by sales volume among the more than 4,000 members of the Pikes Peak Association of REALTORS®. He works with military families, seniors and downsizing clients, luxury and premium home sellers, and people relocating to Colorado Springs. He developed the Life → Wealth → Real Estate™ method, hosts the national YouTube channel Life & Real Estate Without Regret, and holds an MBA along with the SRES® (Seniors Real Estate Specialist®), MRP (Military Relocation Professional), and Certified Financial Coach credentials. More about Weldon

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