If you live on acreage in Douglas County, your well and septic system are the quiet workhorses of daily life. When they run smoothly, you barely notice them. When they do not, repairs can be urgent and costly. In this guide, you will learn simple routines for testing your well water, pumping your septic tank, and organizing records so your home stays healthy and future sales go smoothly. Let’s dive in.
Why local rules matter in Douglas County
Private wells and on-site wastewater systems are regulated at the state and county level, and requirements vary by location. In Douglas County, you should confirm permits, design approvals, and any inspection needs with the Land Use or Building Division and Environmental Health before planning repairs or a sale. There is no single statewide rule that requires a septic inspection at property transfer. Buyers and lenders often expect one, and counties can have their own procedures. Verify Douglas County steps early to avoid delays.
It also helps to check historical records before you buy, sell, or modify a system. The Colorado Division of Water Resources (State Engineer’s Office) maintains well permits and completion reports, which can confirm depth, yield, and location. County files typically include septic permits and as-built plans. Groundwater quality and static water levels can change over time, especially during drought. Using current, local information protects your health and your investment.
Private well care basics
What to test each year
Test for bacterial contamination every year. Order a certified lab test for total coliform and E. coli. Test right away if a household member becomes ill, you repair any part of the well or plumbing, or you notice a change in taste or odor.
Test for nitrate every year, especially if there are infants, pregnant people, nearby fertilizer use, or a shallow well. Nitrate can indicate surface contamination and poses health risks for infants.
What to test every 2 to 5 years
Order a broader chemistry panel every 2 to 5 years or sooner if your last results were elevated. Common panels include arsenic, lead, fluoride, pH, sulfate, manganese, iron, and additional nitrate or nitrite. If you live near fuel storage, had a spill, or suspect industrial influence, add a VOCs or petroleum screen. Where geology suggests risk, consider testing for uranium or other naturally occurring minerals.
Use your prior results to set the next testing schedule. If results are normal and stable, stay on the long end of the range. If anything trends higher, test more often and consider treatment options.
After repairs or unusual events
Disinfect your well if you have a positive bacterial result, after well or plumbing repairs, or after a contamination event like heavy flooding. Follow Colorado Department of Public Health and Environment guidance or hire a licensed well contractor for shock chlorination. If your well runs dry, contact a licensed well professional and the Colorado Division of Water Resources. Do not deepen or alter a well without proper permits.
Monitor equipment and performance
Track pump run times and cycling. Short cycling or frequent on-off patterns can signal a failing pressure tank or pump issue. Record your static water level and pumping rate during low-water seasons. Keep manuals for any treatment devices and service them on the manufacturer’s schedule. Replace filters, resins, or UV bulbs as directed to maintain performance.
Protect the wellhead and sanitary area
Keep the wellhead secure and in good condition. Make sure the cap seals properly and surface water cannot pool around the casing. Maintain a clear sanitary radius of at least 50 feet where feasible. Avoid storing fuel, chemicals, fertilizers, or pesticides near the well. Mark the well location on a site map so future work avoids accidental damage.
Septic system maintenance
Know your system type
Most rural homes use a conventional system with a septic tank and drainfield. Some properties have engineered systems, such as sand filters, mounds, or advanced treatment units. Maintenance intervals and permit requirements can differ by system type. If you are unsure what you have, check county permits, as-built plans, or prior inspection reports.
Pumping frequency and inspections
Plan to pump a typical septic tank every 3 to 5 years. The right interval depends on tank size, number of occupants, water use, and whether you use a garbage disposal. Larger households, frequent entertaining, and disposals often mean shorter intervals. Smaller or conservative-use households may stretch closer to 5 years, but do not guess.
Schedule a visual inspection every 1 to 3 years to measure sludge and scum layers and to check baffles, tees, and drainfield function. Use those findings to fine-tune your pumping schedule. Keep pumping receipts and inspection reports. They are valuable for maintenance decisions and for buyers during a sale.
Habits that extend system life
- Use septic-safe paper and cleaners. Avoid harsh chemicals or additives marketed as treatments.
- Spread out laundry and heavy water use to avoid peak flows.
- Fix leaks quickly, including running toilets or dripping faucets.
- Do not drive or park on the drainfield. Avoid deep-rooted trees near the leach field.
- Divert roof downspouts and surface runoff away from the drainfield to prevent saturation.
Signs of trouble
Call a professional if you notice slow drains, gurgling pipes, sewage odors near the tank or field, soggy or unusually green patches over the field during dry weather, or sewage backing up into the home. Early action can prevent bigger repairs.
Inspections when selling
Buyers commonly request a professional septic inspection as part of due diligence. Some lenders also require one. If repairs are needed, most counties require permits and an approved design or contractor. In Douglas County, consult the Land Use or Environmental Health team early so you understand permit steps and timelines. A recent pumping and inspection report can reduce contingencies and help your sale move faster.
Records that save you time and money
Well records to keep
- Well permit number and well completion report or driller’s log from the Colorado Division of Water Resources.
- Pump installation and service history, including dates, provider, and equipment model.
- Water testing lab reports, with notes on any treatment changes.
- A site map that shows the well, septic components, and measured distances.
- Manuals and service contracts for filters, softeners, and UV systems.
Septic records to keep
- County permits and as-built plans showing the tank and drainfield layout.
- Pumping receipts, including gallons removed and any sludge or scum measurements noted.
- Inspection reports and repair invoices.
- A maintenance log with recommended next service dates.
How long to retain and how to organize
Keep well and septic records for the life of the system. Retain permits, as-builts, and well completion records permanently. Hold test reports for several years so you can show trends. Store physical copies in labeled folders and keep scanned PDFs as a digital backup. Use clear file names with dates and keep an index sheet with tank size, pump age, and permit numbers. Organized records reduce buyer concerns and can accelerate underwriting and inspections during a sale.
Preparing to sell or buy in Douglas County
Seller checklist
- Gather all well and septic documents: permits, as-builts, pumping receipts, inspection reports, and water test results.
- Schedule a pre-listing septic inspection and pump if due. Provide the report and receipt to buyers.
- Order a current well water test for bacteria and nitrate at a minimum. Consider a broader panel if prior results or local geology suggest risks like arsenic.
- If repairs are needed, contact Douglas County Land Use or Environmental Health to confirm permit steps and timelines. Use an approved designer or contractor.
- Service water treatment systems and retain service records.
Buyer due diligence
Request the seller’s well and septic records early. Include a contingency for independent inspections and testing.
Order a professional septic inspection. Review evidence of past pumping and measured sludge and scum levels.
Test drinking water for bacteria and nitrate at a minimum. Expand the panel based on local conditions and prior results.
Locate system components on the survey and confirm setbacks. Verify any easements or shared systems.
Ask your inspector about replacement constraints such as lot size, setbacks, and soils that could affect future repairs.
Costs and timing
Testing, pumping, and inspection scheduling can take from a few days to a few weeks based on vendor availability and any needed permits. Costs vary with scope, from basic bacteria and nitrate tests to full chemistry panels, and from standard pumping to comprehensive septic inspections. For accurate estimates, contact certified labs, licensed well contractors, and septic inspectors serving Douglas County.
A simple annual checklist
- Test your well for bacteria and nitrate.
- Review last broad water panel. If it has been 2 to 5 years or conditions changed, schedule a full panel.
- Check the wellhead: secure cap, sound seals, and proper grading to shed water.
- Inspect treatment systems and replace filters or UV bulbs as needed.
- Walk the drainfield. Look for soggy spots, odors, or heavy growth. Redirect runoff if needed.
- Review your septic records. If it has been 3 to 5 years or your last inspection suggests it is time, schedule pumping.
- Update your maintenance log and scan new receipts into your digital folder.
Local contacts and records
- Douglas County Land Use, Building, and Environmental Health: confirm septic permits, inspections, and any transfer expectations.
- Colorado Division of Water Resources: retrieve your well permit and completion report and consult on well alterations.
- Colorado Department of Public Health and Environment: follow homeowner guidance for private wells and certified water testing.
- Colorado State University Extension: read plain-language homeowner guides on well testing and septic care.
- U.S. Environmental Protection Agency: review septic system basics and care tips.
Keeping your well and septic healthy is not complicated when you follow a routine. Annual water tests, pumping every few years based on inspections, and organized records will protect your household and keep future transactions on track. If you are planning to buy or sell in rural Douglas County, tap a local team that understands these systems and the county process. Request a private consultation with Downing Street Group for concierge guidance on timelines, records, and vendor coordination.
FAQs
How often should I test a private well in Douglas County?
- Test annually for total coliform and E. coli bacteria and nitrate, with a broader chemistry panel every 2 to 5 years or when conditions change.
How often should a septic tank be pumped for a rural home?
- Plan for every 3 to 5 years, adjusted by tank size, household size, water use, presence of a disposal, and inspection findings.
What well and septic records are most useful when selling?
- Keep the well permit and completion report, recent water test results, septic permits and as-builts, and all pumping and inspection receipts.
Are septic inspections required at property transfer in Douglas County?
- Requirements vary by county and lender, and there is no single statewide rule, so verify current Douglas County steps and plan for a buyer-requested inspection.
What should I do if my well runs dry or tests positive for bacteria?
- Contact a licensed well professional and the Colorado Division of Water Resources for well issues, and disinfect the well following state guidance after bacterial contamination.
