Buying a home near Olathe that runs on a private well can be a smart move. You get independence, lower utility costs, and control over your water. But you also take on responsibility for the well’s permit, water quality, and long-term care. If you handle the details during your contract period, you avoid surprises later.
This guide gives you a clear, Colorado‑specific process to verify the well permit, test the water, and complete ownership transfer steps in Montrose County. You will also find a simple timeline and checklist you can use from offer through closing. Let’s dive in.
Know your well paperwork
Key documents to request early
- Well permit or registration from the Colorado Division of Water Resources (DWR).
- Well completion report (well log) filed by the driller that shows depth, casing, static water level, and initial yield test.
- Pump and equipment records, including installer info, pump depth, pressure tank age, and service invoices.
- Water-quality test reports from a CDPHE‑certified laboratory.
- Easements and access agreements, including any shared well or maintenance agreements.
- Deed and title report showing that the well and any easements are included with the property.
- Septic and surface-source details that could affect well protection, such as septic locations or fuel tanks.
These records confirm the well was legally drilled, document how it was built, and help you judge performance and maintenance needs. They also define access and long‑term obligations.
Verify the permit and status
Where to get permit and well log records
- Start with the Colorado DWR, which maintains permit and completion records for wells statewide. Search the state database or contact the local Division office for Water Division 4, which includes Montrose County. You are looking for the permit number, legal location, and the completed well log.
- Check the Montrose County Clerk and Recorder for any recorded easements, shared‑well agreements, or deed references to the well. County departments may also have septic or well files.
Exempt domestic wells in Colorado
In Colorado, many household wells are considered “exempt” for domestic use. Exempt means they are treated differently for augmentation and priority compared to non‑exempt wells, but they still require a permit and have records. Always confirm the well’s legal status with DWR if you are unsure.
What to verify on the permit and record
- Legal location matches the property and the permit shows the current or past owner correctly.
- Construction details, including total depth, casing, and static water level, plus any yield information.
- Any special conditions or limits on use shown on the permit.
- Any DWR notes about enforcement, adjudication, or other actions.
Red flags to investigate before closing
- No DWR permit or completion report for an active well.
- Permit issued to someone other than the seller, with no clear tie to the land.
- Recorded enforcement issues or restrictions on use.
- Evidence of structural problems in the well or a pump that cannot meet household needs.
If anything is unclear, contact the DWR office for Water Division 4 and consider legal advice before you move forward.
Test water quality before you close
What to test at a minimum
- Total coliform and E. coli to check for bacterial contamination.
- Nitrate to assess potential impacts from septic systems or fertilizer.
Recommended additional tests
Choose based on geology, plumbing age, and nearby land uses:
- Arsenic, uranium.
- Lead and copper if the home has older plumbing.
- Iron, manganese, sulfate, TDS, and pH for taste, staining, and scaling.
- Volatile organic compounds (VOCs) if fuel storage or industrial activity is nearby.
Who should perform the tests
Use a CDPHE‑certified laboratory. For bacteria, follow the lab’s chain‑of‑custody instructions and holding times. Many labs provide sterile bottles and may collect samples for you. If a third party collects the sample, confirm that the lab is CDPHE‑certified for each analyte you order.
When to sample
Sample as soon as possible during your inspection contingency. Bacteria samples often need same‑day delivery to the lab. If the well has intermittent flow, follow lab guidance so the sample reflects typical household use. If results are concerning, plan confirmatory testing and a pump inspection before your deadlines.
How to read results and next steps
- If total coliform or E. coli is present, plan confirmatory tests, shock chlorination, and follow‑up sampling.
- If nitrate or metals exceed health‑based levels, consider point‑of‑use or whole‑house treatment. Get quotes before you negotiate repairs or credits.
Typical cost ranges
- Bacteria (total coliform and E. coli): about $25–$100.
- Nitrate: often included or $20–$50.
- Metals panels (arsenic, lead, uranium, etc.): about $50–$200, depending on analytes.
- Expanded panels: about $150–$400.
- Pump inspection or short yield test: about $150–$500+, depending on scope and travel.
Actual costs vary by lab, the panel you choose, and who collects the sample.
Ownership transfer and notifications
How wells transfer with property
Wells are often treated as appurtenant to the land, so they transfer with the deed. Still, the DWR permit may list a prior owner. Confirm that your deed and title report include the well and any easements. If there is a shared well, make sure a recorded shared‑well agreement defines access, cost‑sharing, and responsibilities.
Notify agencies after closing
- DWR: Ask how to update the permit record with your name and contact information. The local Division 4 office can confirm required forms.
- Montrose County Clerk and Recorder: Record your deed and any well or access easements. If the county maintains septic or well files, provide your updated info if requested.
- Public health: Private wells are not usually registered on transfer, but follow any local programs or septic rules.
Protect yourself in the contract
- Add inspection rights for permit review, water‑quality testing, and pump evaluation.
- Define who pays for re‑testing or remediation if results are not acceptable.
- Use written estimates from licensed pump contractors or water‑treatment pros to support repair or credit requests.
- For shared wells, require a recorded agreement in place before closing if one is missing.
When to involve experts
- Water or title attorney for unclear permits, ownership issues, or adjudication.
- Licensed hydrogeologist or well consultant for complex yield or contamination concerns.
- Licensed pump installer for flow testing and repair quotes.
- CDPHE‑certified lab for defensible test results.
After you get the keys
- Keep copies of the permit, well log, test results, and service invoices with your closing documents.
- Update DWR records with your contact information.
- Schedule routine maintenance, including a check of the pump, pressure tank, and controls.
Step‑by‑step timeline and checklist
Phase A — Before you write an offer (seller prep helps too)
- Gather the well permit, completion report, pump records, recent water tests, and any shared‑well agreements.
- Confirm the location of septic components and any recorded easements.
Phase B — Offer and contract
- Add contingencies for permit/record review, water‑quality testing, and a pump/flow inspection.
- Note who pays for tests, re‑tests, or remediation, and your options if results are unsatisfactory.
Phase C — Inspection period (often first 7–14 days)
- Request the well permit and completion report from the seller, and download the DWR record yourself.
- Order bacteria and nitrate testing from a CDPHE‑certified lab as soon as possible.
- Schedule a licensed pump contractor to check the system and perform a short yield test.
- Complete chain‑of‑custody paperwork for all lab samples.
Phase D — Results and remedies
- If results are clean and equipment is sound, clear the contingency.
- If bacteria is present, plan shock chlorination, confirmatory tests, and negotiate repairs or credits.
- If chemical levels are high, get treatment quotes and negotiate credit, repair, or escrow.
- If permit status is unclear, consult DWR and consider legal advice before proceeding.
Phase E — Pre‑closing
- Confirm the deed and title include the well and any easements.
- Document repairs, credits, or escrow in closing instructions.
- Collect all well documents from the seller for delivery at closing.
Phase F — Closing and first 30 days
- Verify any escrow or holdbacks for repairs are set up at closing.
- Update DWR and county records as needed.
- Schedule any treatment installation, follow‑up testing, or maintenance.
Who does what and who pays
- Buyer: orders water tests and pump inspections, pays for independent testing, and requests credits or repairs based on results.
- Seller: provides access and records; may pay for remediation or offer a credit if tests are not acceptable.
- Agents: coordinate timelines, access, and vendors, and keep contingency terms clear.
- DWR and county: provide records and accept owner updates.
Local focus: Olathe and Montrose County
If you are buying near Olathe, you are in Water Division 4 for DWR records and in Montrose County for recording deeds and easements. Confirm permit details with the Division office, and use county channels for any recorded agreements. If a shared well serves multiple parcels, make sure that agreement is recorded with the county so responsibilities are clear for the long term.
Ready to simplify the process and keep your transaction on track? Schedule testing early, verify the DWR records, and keep your contingencies tight. If you want help coordinating vendors and deadlines, reach out. Our team helps buyers and sellers across Montrose County make confident choices with private wells.
Have questions about a specific property near Olathe? Connect with Team Colorado Living to Schedule a Free Consultation.
FAQs
What is an exempt domestic well in Colorado?
- In Colorado, many household wells are considered exempt for domestic use. They still require a permit and have records, but they are treated differently than non‑exempt wells for water‑rights administration. Always confirm status with DWR.
How do I find a well’s permit and well log in Montrose County?
- Start with the Colorado Division of Water Resources database or contact the Water Division 4 office. Then check the Montrose County Clerk and Recorder for any recorded easements or shared‑well agreements.
What water tests should I do before closing on a home with a well?
- At a minimum, test total coliform and E. coli plus nitrate. Consider arsenic, uranium, lead, copper, and general mineral panels based on plumbing age and local geology.
Who should collect and analyze water samples?
- Use a CDPHE‑certified laboratory. Follow chain‑of‑custody and holding time rules, especially for bacteria samples that often need same‑day delivery.
What if my well water tests positive for bacteria?
- Plan confirmatory testing, shock chlorination, and follow‑up sampling. Negotiate repairs or credits during the inspection period based on lab results.
Do I need to update the well permit after closing?
- DWR records may still list the prior permittee. Contact the Division 4 office to ask how to update the owner name and contact information.
What should a shared‑well agreement include?
- A recorded agreement should define access, cost‑sharing, maintenance responsibilities, and remedies for non‑performance. Ensure it is recorded before closing so it transfers with the property.
