Wells, septic, wildfire, winter
Buying a mountain home in Colorado: the checklist.
What to check before you buy in Evergreen, Conifer, Morrison, Golden, Bailey or any foothills home: water, septic, wildfire insurance, winter access, radon and internet.
A live person answers. Not a robot, not a phone tree.
Before you write the offer
What should you check before buying a mountain home in Colorado?
A Colorado mountain home comes with systems a city home does not: a private well and its permit, a septic system, a propane tank, a road somebody has to plow, and wildfire insurance that has to be quoted before you commit. This checklist covers each one, in the order we work through it with buyers in Evergreen, Conifer, Kittredge, Morrison, Golden and Bailey.
Put the inspections and the insurance quote inside your inspection deadline. On a mountain home they decide the deal more than the kitchen does.
The checklist
Twelve things to check on a Colorado mountain home.
- 01Well permit.Get the permit number and confirm the allowed uses with the Colorado Division of Water Resources. In-house-only permits do not allow watering a lawn or horses.
- 02Well flow and water quality.Order a flow test and a water-quality test for bacteria, nitrates and minerals common to the area, such as uranium or arsenic in some foothills wells.
- 03Septic system.Order a septic inspection with a pump-out. Ask the county for the system's permit and size; a four-bedroom house on a two-bedroom system is a problem.
- 04Wildfire insurance.Get a written homeowners quote early. Defensible space around the house, a Class A roof and clear gutters lower risk and help with coverage.
- 05Road and driveway.Is the road county-maintained or private? Ask for the road agreement, the plowing cost and how steep the driveway is in January.
- 06Radon.Test. Radon is common in the foothills and a mitigation fan is a routine fix.
- 07Heat and fuel.Propane, electric, wood or a mix. Ask for 12 months of fuel and electric bills and who owns the propane tank.
- 08Chimney and wood stove.Have a certified sweep inspect any wood stove or fireplace. Check that stoves meet local rules.
- 09Roof and snow load.Look for ice dams, heat tape, gutter damage and signs the roof is carrying more snow than it was built for.
- 10Internet and cell.Fiber is spotty in the mountains. Confirm the actual provider and speed at the address, or plan on satellite.
- 11Zoning and use.Check the county's zoning for the parcel: accessory dwellings, short-term rentals, horses and outbuildings all depend on it.
- 12Commute and services.Drive the route at rush hour and in a storm. Note the distance to a hospital, groceries and the nearest fire station.
Costs that surprise city buyers
What does it cost to own a mountain home?
- Septic pumping. Every few years, depending on the system and household size.
- Propane. Tank lease or purchase plus fuel; prices move with the season.
- Snow removal. A plow contract, a road association fee or both.
- Wildfire mitigation. Tree thinning and defensible space work, a one-time project with upkeep after.
- Well equipment. Pumps, pressure tanks and water treatment wear out over time.
- Insurance. Many mountain homes cost more to insure than city homes of the same price. Get the quote before you get attached.
Foothills homes for sale now
Mountain homes over $1 million in Evergreen, Conifer and the foothills
Single-family homes from $1,000,000 in Evergreen, Conifer, Kittredge, Morrison, Golden, Bailey, Pine and Idaho Springs, highest price first.
Want to see one of these, or a home that is not on the market yet? Call or text 303-955-4220. A live person answers.
Quick answers
Mountain home questions, answered.
What inspections do I need on a Colorado mountain home?
A general home inspection plus a septic inspection, a well inspection with a flow test and water-quality test, a radon test, and a chimney or wood-stove inspection. Add a roof and structural review for heavy snow areas.
How do I check a well permit in Colorado?
Ask the seller for the well permit number, then look it up with the Colorado Division of Water Resources. The permit lists what the well may be used for, such as in-house use only or household use plus a small lawn and livestock.
Is radon a problem in the Colorado mountains?
Radon is common across much of Colorado, including the foothills. Test before you buy; a mitigation system is a routine fix.
Can I get homeowners insurance in wildfire country?
Yes for most homes, but get a quote before you write the offer. Mitigation work around the house helps. Colorado created a FAIR Plan as an insurer of last resort for homes that cannot find coverage.
Who plows a mountain road?
County roads are plowed by the county. Private roads are plowed by an HOA or road association, or by the owners. Ask for the road maintenance agreement and the annual cost.
Is propane normal in the mountains?
Yes. Many mountain homes have no natural gas line and use a propane tank, owned or leased. Ask who owns the tank and what the last 12 months of fuel cost.
Private consultation
Ask us about a mountain home.
303-955-4220A live person answers. Not a robot, not a phone tree.
- Private showings on your schedule, including evenings and weekends.
- Off-market homes from The Kenna Group's agent network.
- One point of contact from the first showing to the closing table.
Kenna Luxury Real Estate is a division of The Kenna Group at Keller Williams DTC (KWDTC).