Buying property in Colorado?
You might think about the house or land, but there’s something just as important you shouldn’t forget water.
Water laws in Colorado can be confusing, and experts say many buyers miss asking the right questions about it.
This can lead to big surprises and expensive problems later.
Here’s what you need to know to avoid making mistakes and protect your future property.
1. What Water Supply Do I Have?
If you’re buying a house in a city or town, the first thing you should check is how water is provided.
Is your property already connected to the local water system?
If not, adding a new connection can cost thousands of dollars!
Water providers in some areas might even stop adding new connections if the supply is too low.
Key Questions:
- Is the property connected to the local water system?
- How much does it cost to connect?
- Who provides the water in the area?
2. Check for Hidden Water Issues
When you buy a home, don’t just focus on the house look for leaks or broken pipes, and ask for water bills from the past year.
Some areas might also have issues like lead pipes or bad water quality, which can cost you later.
Key Questions:
- Can I see 12 months of water bills?
- Are there any broken pipes or leaky sprinklers?
- Does the property have lead or galvanized pipes?
- What’s the water quality like?
3. What About Ditches, Ponds, or Wells?
In rural areas, it’s common to have ditches, ponds, or even wells on the property.
These come with a set of rules and water rights that you must understand.
For example, just because there’s water on your property doesn’t mean you can use it.
Ditches might be controlled by someone else, and ponds could be illegal if they’re not approved by water courts.
Key Questions:
- Is the property using a ditch for water?
- Who controls the ditch and can I change it if needed?
- Is the pond or well legal and can I use it?
4. Water Rights: What Are They?
In rural Colorado, properties often come with water rights, which means you have permission to use water for certain purposes.
But water rights are complex and come with rules on how, when, and where you can use water.
Some rights are more valuable than others, especially during dry times.
Key Questions:
- What water rights come with this property?
- How much water can I use and when?
- Is the water right senior or junior? (This affects how much you get during a drought.)
- Can I change the water rights if I need them for a different purpose?
5. Ask About Well Water
If there’s a well on the property, it’s important to check the well’s quality and how much water it can produce.
Sometimes, wells have problems, and you might need a backup system, like a cistern, to store water. It’s a good idea to get a well inspection before buying.
Key Questions:
- How much water does the well produce?
- Is the water clean and safe to drink?
- What are the options if I need to add a new well?
6. Extra Costs and Fees
Water bills can change, and some properties have hidden costs tied to water.
Make sure to ask about any extra fees or costs that could come up after you buy.
Key Questions:
- What extra fees might come with the water supply?
- Are there any planned repairs or new water infrastructure costs?
Bottom Line
Asking the right questions about water can save you a lot of trouble and money.
Whether you’re buying a house in a city or land in the countryside, understanding water rights, wells, and water providers is key to making a smart purchase.
Don’t be afraid to ask even the “silliest” questions—better safe than sorry!