Everything You Need to Know About Septic Systems

When Buying in Colorado’s Mountains & Foothills

Thinking about buying a mountain or foothills home?

One of the most important things to understand before you buy is the septic system.

Unlike many properties in the city, mountain homes often rely on private septic systems—and they can be a significant expense if they haven’t been properly maintained.

Here are some things every mountain home buyer should know:

Ask for the septic permit and records. Find out when the system was installed, its approved capacity, and whether there have been repairs or modifications.

  • Know the system’s capacity. A septic system designed for 2 bedrooms may not legally support a 4-bedroom home. Don’t assume the number of bedrooms on an MLS listing tells the whole story.

  • Get a septic inspection. A general home inspection is NOT the same as a septic inspection. A qualified septic professional should evaluate the tank, components and absorption/dispersal system.

  • Find out when the tank was last pumped. Regular pumping is important, and the appropriate schedule depends on household size, tank size and usage.

  • Understand the leach field. The drain field is one of the most important—and potentially most expensive—parts of the system. Know where it is and look for signs of saturation, odors, unusually lush vegetation or standing water.

  • Ask about additions and remodels. If a previous owner added bedrooms, bathrooms or living space, verify that the septic system was approved for the changes.

  • Mountain terrain matters. Steep slopes, rocky soil, limited usable land, high groundwater and difficult access can make septic repairs or replacement considerably more complicated.

  • Know what happens if the system fails. Replacing a septic system in the mountains can potentially cost tens of thousands of dollars or more, depending on the property, soil conditions, engineering requirements and accessibility.

  • Don’t forget the well! Many mountain properties have both a private well AND septic system. If you’re buying one, both should receive careful due diligence.

Sandy Swan’s #1 Point of Advice:

Don’t fall in love with the house before you understand the septic, well, access, water, and land issues.

Mountain properties are wonderful—but they require a different kind of due diligence than a typical suburban home.

As a Colorado mountain real estate professional, I help buyers understand the questions they need to ask before they write the check—or remove their contingencies.

Have a septic question?

Contact us!