What Do I Need to Know About Wells and Septic Systems?
By Jeff and Lane Morrell · October 2026
The Morrell Group | eXp Realty
Homes outside city water and sewer, common in Black Forest, Peyton, Falcon, and parts of Monument and eastern El Paso County, typically rely on a private well for water and a septic system for wastewater. Both need their own inspections: well water quality and quantity, and the septic system age, condition, and function. These checks are standard parts of due diligence on rural properties.
Well basics
A well provides the home water, so buyers should confirm the well is the domestic source, test water quality, and understand the well yield. Private wells in Colorado are permitted through the state, and some areas have known water-quality considerations you should ask about before committing.
Septic basics
Septic systems are regulated by El Paso County, and a failed or aging system can be one of the most expensive surprises on a property. Ask for the system age, maintenance history, and pumping records, and include a septic inspection in your due diligence.
Also check
Rural property disclosure forms cover wells and septic, and lenders and insurers ask about them too. A rural home financing can hinge on the well and septic passing their inspections, so ask about them early, not at closing.
City buyers do not think about where water comes from or where waste goes, and rural buyers learn fast. We have walked clients through well yields, septic pump-outs, and the questions to ask the seller, and it is never scary when you know what to look for. Ask us, we have done this on acreage all over the county.
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