Just closed on acreage in Penrose? Congratulations. Rural land gives you space and freedom, but it also comes with systems and responsibilities that city water and sewer never touch. With a simple plan for your first year, you can protect your investment, keep water flowing, avoid costly mistakes, and set yourself up for smooth living.
Below you’ll find a practical, Penrose‑focused checklist for wells, irrigation ditches, septic systems, access, utilities, and wildfire readiness. You’ll also get the key local contacts and the exact questions to ask. Let’s dive in.
Your first‑year plan
First week: set the foundation
- Confirm the legal description, recorded deed, any CCRs, and all recorded easements with the Fremont County Clerk & Recorder or through county GIS/Assessor maps.
- Register your physical address with county E‑911/dispatch so emergency services route correctly.
- Introduce yourself to immediate neighbors. They often know your ditch schedule, road quirks, and which fire station responds.
First month: map water, waste, and lines
- If your parcel has irrigation rights, identify the ditch company or association. Ask for the ditch rider’s contact, turn schedule, and maintenance expectations.
- Locate and document your well and septic tank. Request any well log or septic permit from county or state records.
- Call 811 before any digging to mark utilities. Ask sellers about private lines like propane or private irrigation pipelines.
- Obtain your recorded plat or a boundary survey if you have any access or encroachment uncertainty.
Months 1–3: inspect and formalize
- Schedule a certified well inspection and baseline water tests for total coliform bacteria and nitrates. The Colorado Division of Water Resources oversees wells and keeps permit/log archives.
- Arrange a septic inspection or tank pump if the history is unknown. The Colorado Department of Public Health and Environment and county environmental health provide OWTS guidance.
- Confirm whether access roads are county maintained or private. For private shared roads, create a written road‑maintenance agreement.
- Contact your local fire district to confirm response area, driveway specs, and whether they recommend on‑site water or specific address signage.
Months 6–12: organize and mitigate
- Establish a relationship with a licensed well driller or pump service and set a maintenance schedule. Keep an eye on static water level and pump performance.
- Build a property binder and digital backup for your survey, well log and permit, septic permit and maintenance, ditch agreements, water‑rights documents, and road agreements.
- Create basic defensible space around your home and outbuildings using Colorado State Forest Service guidance.
- If you have irrigation rights, verify your priority and season schedule. Make sure your headgate and hardware operate correctly and are documented.
Water management: wells, ditches, and rights
Private wells: records, testing, care
In Colorado, private wells are permitted and recorded through the Division of Water Resources. Ask the seller, county, or state archives for your well permit and log. Keep a copy in your property binder.
Test your potable well at least once a year for total coliform bacteria and nitrates. If you repair or modify your system or notice health concerns, test again. The Colorado Department of Public Health and Environment offers practical guidance for private wells.
Plan a professional inspection of the pump and pressure system every 3–5 years, or sooner if you see pressure drops or short cycling. Keep surface water draining away from the well head, ensure the cap and casing are intact, and maintain separation from potential contamination sources where feasible. For homeowner‑friendly tips, you can also reference Colorado State University Extension.
Irrigation ditches and ditch riders
Penrose sits in Colorado’s Arkansas River Basin, where prior‑appropriation water law applies. Administration is handled by Division 2 of the State Engineer’s office. Learn your ditch, priority, and turn schedule early. The Division 2 page is a starting point for basin‑level context.
Introduce yourself to your ditch company or association and the ditch rider. Ask about:
- Delivery schedule and how turns are called or measured.
- Who maintains headgates, diversions, and banks on or near your property.
- Any dues, paperwork, or insurance expectations.
- Winterization practices and access to shared infrastructure.
Do not alter ditch banks, headgates, or diversions without coordination. Unauthorized changes can trigger enforcement. If you rely on a shared pipeline or a headgate on another parcel, get a written agreement outlining access and responsibilities. For technical assistance with erosion control or irrigation efficiency, the USDA Natural Resources Conservation Service can be a helpful partner.
Wastewater: your septic system
Regulations, records, and inspections
Onsite Wastewater Treatment Systems are regulated locally with standards from CDPHE. Ask the county for the system permit, any as‑built drawings, and maintenance history. If the timeline is unclear, schedule an inspection or pump in your first few months.
Maintenance basics and red flags
Most systems need inspection every 3 years and pumping every 3–5 years based on household size and tank capacity. Avoid fats, grease, non‑biodegradable items, and harsh chemicals. Conserve water and fix leaky fixtures quickly. The U.S. Environmental Protection Agency provides clear homeowner guidance on care and pumping intervals.
Call a professional if you notice slow drains, sewage odors, lush or soggy areas over the drainfield, or any backup into the home. Map the tank, distribution box, and drainfield so service is easy and you avoid driving or building over components.
Access, utilities, and mapping
Legal access and road maintenance
Confirm whether your road is public or private. County Road & Bridge maintains public roads; private roads rely on owners. If you share access, put a road‑maintenance agreement in writing that covers grading, snow removal, dust control, and liability. If your driveway crosses a drainage or needs a culvert, check with Road & Bridge on permit requirements.
Utility locates and private lines
Always call 811 before you dig. This helps mark public utilities, but you also need to locate private lines like propane, private power feeds, or irrigation pipelines. Ask the seller and contractors to identify them before excavation.
Mapping, addressing, and signage
Get county parcel maps and your recorded plat or survey, then create a site map showing wells, septic components, ditches, headgates, pipelines, and access roads. Install reflective address signage at your entrance and along the road per local fire district standards. Keep a digital and physical binder of critical documents and a contact list for key agencies and service providers.
Fire response and wildfire readiness
Confirm your first responder
Rural fire and EMS boundaries do not always match postal boundaries. Call the county or your local fire district to confirm which station responds to your address. Ask about driveway width and clearance, turnarounds, recommended address signs, and whether they suggest a static water supply such as a cistern or dry hydrant.
Defensible space and access
Create defensible space following Colorado State Forest Service wildfire mitigation guidance. Focus on the Home Ignition Zone: reduce fuels close to structures, limb up trees, remove ladder fuels, and clear roofs and gutters. Check with your fire district on minimum driveway width, vertical clearance, and turn radii so engines can access your property.
If you plan to install a water source for firefighting, talk to the district first. Small or shallow stock tanks may not be usable for drafting. They can recommend size, location, and connection details.
Alerts and evacuation
Enroll in county emergency alerts and set a household evacuation plan that covers pets, livestock, trailers, and critical documents. Keep copies of your deed, survey, well and septic records, water‑rights documents, and contact list in cloud storage for easy access.
Local contacts: who to call and what to ask
- Fremont County Clerk & Recorder: Ask, “Are there recorded easements, CCRs, or unrecorded agreements affecting access or utilities for this parcel?”
- Fremont County Assessor/GIS: Ask, “Can you provide the legal description, parcel map, and any available layers showing septic or well permits?”
- Fremont County Road & Bridge: Ask, “Is my road county maintained? Are permits required for driveway approaches or culverts?”
- Local fire protection district: Ask, “Which station responds to my address, what are driveway and signage standards, and do you recommend a static water source or Knox box?”
- Ditch company/ditch rider: Ask, “Who maintains the headgate, what is the current season schedule, and what dues or paperwork are required?”
- Licensed well driller or pump service: Ask, “Can you inspect the well and complete a water‑quality test, and are you licensed in Colorado?”
- Septic contractor: Ask, “Can you inspect the system, locate the tank and drainfield, and recommend pumping frequency?”
Avoid these common rural mistakes
- Assuming municipal water, sewer, or hydrants serve your parcel. Many Penrose properties rely on private wells, septic, and on‑site water for firefighting.
- Ignoring irrigation water rights or ditch rules. Coordinate with your ditch company and rider before making changes.
- Digging without calling 811 or locating private lines. Unmarked utilities can be dangerous and expensive to repair.
- Skipping a road‑maintenance agreement on shared access. Without one, snow, grading, and liability can become disputes.
- Not confirming your fire district or access specs. Narrow or overgrown driveways can delay response.
- Failing to organize key documents. Keep permits, logs, maps, and agreements together and backed up.
A little structure goes a long way with rural acreage. When you line up records, contacts, and a seasonal rhythm in your first year, you reduce surprises and protect value. If you want local, hands‑on guidance for Penrose and the Pikes Peak corridor, reach out to Unknown Company. We’re here to help you steward your land with confidence.
FAQs
How do I find the ditch company for my Penrose parcel?
- Start with your deed, plat, and county records, then ask neighbors. Once identified, contact the ditch rider for turn schedules and maintenance expectations.
What should I test my Colorado private well for first?
- Begin with total coliform bacteria and nitrates, then expand as needed. Follow CDPHE guidance and retest after any system work or if health concerns arise.
How often should a septic tank be pumped on acreage?
- Most systems need inspection every 3 years and pumping every 3–5 years, depending on tank size and household use. Watch for slow drains or odors as warning signs.
How can I tell if my access road is county maintained in Fremont County?
- Call County Road & Bridge with your parcel details. If the road is private or shared, draft a written maintenance agreement with neighbors.
What driveway specs help fire engines access a rural home?
- Ask your fire district for standards, but many recommend at least 10–12 feet of width, 13–14 feet of vertical clearance, and adequate turnarounds for apparatus.
