If you own a home with a private well in Evergreen, your water system is your lifeline. A simple annual plan keeps the water safe, protects equipment, and prevents surprise costs. With a clear calendar and the right vendors, you can treat well care like routine property management instead of an emergency project.

Why an Annual Well Plan Matters

Purpose: reliable water and asset protection

A private well is not monitored like a city water system. In Colorado, owners are responsible for testing and maintenance. State and local agencies provide guidance, but they do not test your well for you. That means a steady annual plan is the best way to protect your water, your guests or tenants, and your budget per the EPA’s private well guidance and Jefferson County Public Health.

A predictable plan also supports property value. Clean records and recent lab results make life easier at appraisal, inspection, and resale.

A budgetable system, not a scramble

Most problems show signs early: slow pressure, cycling pumps, or a minor bacteria hit after a storm. If you test and service on a schedule, you can fix small issues before they become big ones. Annual planning turns unknowns into line items.

Know Your Private Well System

Wellhead, casing, cap, and sanitary protection

• Wellhead and casing keep surface water and pests out. The cap should be tight, vented, and intact. The casing should stand above grade and shed water. Clear brush and debris so you can inspect it easily per WellOwner maintenance guidance.

Pump, pressure tank, and switch basics

• Submersible pump pushes water to a pressure tank. The pressure switch tells the pump when to turn on and off. Healthy systems cycle consistently. Short cycling, pressure swings, or tripped breakers suggest service is due. A licensed pump installer can test drawdown, amperage, and switch function during an annual visit per WellOwner recommendations.

Treatment and filtration add-ons

• Common systems include sediment filters, softeners, carbon filters, reverse osmosis, and UV disinfection. Each has consumables that need replacement on a schedule. Tie filter changes to your testing plan and verify performance with a quick post-service test per Colorado well water guidance.

Power and storage considerations

• Wells need electricity. Plan for outages with stored potable water and, if the property warrants it, a backup power solution. For rentals or frequent guests, post a simple outage checklist near the pressure tank and label key valves.

Annual Maintenance Calendar Checklist

Start-of-year system check

• Review last year’s notes: flow issues, alarms, or guest feedback.
• Quick visual inspection: casing, cap, conduit, and any signs of pooling water around the well.
• Confirm you have spare filters, UV bulbs, O-rings, and test kits on hand. Update warranties and vendor contacts.

Spring inspection and testing

• Schedule a professional service visit to check pump performance, pressure tank pre-charge, switch settings, and electrical connections. Ask for a written report.
• Test water after snowmelt. Annual bacteria and nitrate testing is a must, and spring results are useful in mountain areas because runoff can affect quality per CDC guidance.
• Walk the property for erosion, disturbed soil, or drainage changes that could route surface water toward the wellhead. If anything looks off, correct grading and extend downspouts.

Mid-year service and filter changes

• Replace sediment and carbon filters on manufacturer timelines or sooner if you see pressure drop or taste changes. Log the date and part numbers.
• Verify pressure switch cut-in and cut-out performance during a quick system check. Listen for short cycling and inspect the tank area for leaks.
• If your baseline results suggest metals or hardness concerns, plan a mid-year check to confirm your treatment system is doing its job see Boulder County testing recommendations.

Pre-winter prep and protection

• Insulate any exposed piping and protect the wellhead from snow removal damage. Make sure the cap is tight and the casing is clearly marked above grade per WellOwner maintenance practices.
• Test again after major fall storms or runoff events. If bacteria are detected, address it before deep freeze.
• Confirm your outage plan and stored water for winter.

Water Testing: Schedule and Triggers

Annual baseline tests

• At minimum each year, test total coliform or E. coli, nitrate and nitrite, pH, and total dissolved solids. Keep a copy of the lab report with your property records. For a fuller baseline, add arsenic, uranium, hardness, iron, manganese, fluoride, copper, and lead. Colorado and CDC resources support an annual core panel with periodic add-ons based on geology and past results per CDC testing guidance and Colorado resources.

• Use a state-certified drinking water lab. CDPHE provides lab resources and ordering information via CDPHE lab guidance. Jefferson County may provide test kits and local support while supplies last per JCPH.

Event-based retesting triggers

• After pump repairs, plumbing changes, flooding, heavy runoff, wildfire impacts, or nearby construction.
• If you notice taste, odor, color changes, or pressure issues.
• If your home is a rental or STR, test after any contamination event before hosting again per CDC and EPA advice.

Making sense of results

• Bacteria present: switch to bottled or boiled water for drinking and cooking, contact a licensed well contractor to inspect and disinfect, then retest until results are clean per CDC private well maintenance.
• Nitrate above 10 mg/L as N: do not use the water for infant formula. Consult your medical provider and a treatment professional. EPA highlights infant risk and special precautions per EPA guidance.
• Metals, uranium, or PFAS above benchmarks: consult CDPHE and a certified treatment pro. Some contaminants need specific media or reverse osmosis. Colorado’s PFAS Testing and Assistance Program can help eligible households with testing and filters see CDPHE PFAS program.

Equipment Care: Pump, Tank, Treatment

Pump performance and lifespan

Most submersible pumps last many years, but cycling, sediment, and dry running reduce life. Red flags include air sputtering at faucets, slow recovery, breaker trips, or rapid cycling. If you see any of these, schedule a contractor visit. A yearly check helps you plan for eventual replacement instead of getting surprised.

Pressure tank and switch checks

A healthy tank prevents rapid cycling. Listen during use. If the pump clicks on and off quickly, the tank or switch may need attention. A pro can check pre-charge, inspect the bladder, and verify switch cut-in and cut-out settings.

Filters, disinfection, and media changes

• Keep spare sediment filters and O-rings onsite.
• Replace UV bulbs on schedule and clean the quartz sleeve.
• For softeners or iron systems, follow media replacement timelines and test treated water to confirm performance.

Records, Budget, and Local Vendors

Maintenance log and labeling

Create a one-page log with dates, tasks, test results, and contractor notes. Label the main shutoff, pressure tank, switch, and filter direction of flow. Store reports where guests or property managers can find them.

Annual budget planning

• Testing: basic annual bacteria and nitrate panels are typically modest, with expanded panels costing more. Jefferson County and CDPHE sometimes offer free or subsidized testing programs, so check local options each year per JCPH.
• Service: plan for a routine annual inspection in the low hundreds of dollars, depending on system complexity per WellOwner guidance.
• Repairs: pump replacements can run into the thousands, so keep an emergency reserve. Get two to three local quotes for larger projects.

Choosing contractors and suppliers

Hire Colorado-licensed well drillers and pump installers. The Colorado Division of Water Resources maintains permitting, rules, and licensing. You can verify permits and find records tied to your well, which helps with troubleshooting and transactions per DWR and DWR boards and licensing.

Compliance and Property Transfers

Permits, records, and disclosures

Keep your well permit, construction report, pump installation records, maintenance notes, and all lab results in a single file. These documents help with troubleshooting and support clean disclosures during a sale. DWR’s permit search and records are essential references for owners and buyers per DWR permitting guidance.

Due diligence for buyers and sellers

Buyers should order water testing and a well system evaluation during inspections. Sellers who keep clear records and recent clean tests reduce friction and protect value. Jefferson County estimates that a notable share of residents use private wells, so good paperwork matters locally per JCPH well systems page.

Troubleshooting: Red Flags and First Steps

Symptoms that need attention

• Sudden pressure drops or surges
• Cloudy, discolored, or odorous water
• Air sputtering at faucets
• Frequent pump cycling or noisy operation
• Tripped breaker or visible leaks around the tank

What to do immediately

• Safely check breakers and power.
• Isolate the issue by bypassing filters one at a time, if you have valves to do so.
• Note recent storms, construction, or septic events.
• If water quality changed, switch to bottled or boiled water for drinking and cooking until you have clean test results per CDC.

When to shut down and escalate

• If electrical components are overheating or repeatedly tripping, shut down and call a pro.
• If bacteria is confirmed, stop using the water for drinking and cooking, schedule disinfection, then retest before returning to service.
• If a pressure tank fails or you see flooding near the wellhead, shut down to prevent damage and contamination.

Align Well Care With Investment Goals

Minimize downtime and guest issues

For rentals and STRs, water reliability drives reviews and revenue. A tight maintenance schedule reduces last-minute cancellations and emergency calls.

Budgeting and ROI of prevention

Annual testing and service cost far less than emergency pump replacement or a multi-day outage. Prevention also protects fixtures and appliances from sediment and scale.

Smart upgrades that pay off

• Leak and flow sensors with alerts
• Whole-home shutoff valves
• Better pre-filtration to protect pumps and softeners
• UV disinfection where bacteria hits are more likely after storms

Plan Your Annual Well Maintenance

Ready to turn this guide into a simple, repeatable plan for your property or portfolio? Our investor-first team can help you set the calendar, line up certified labs and licensed contractors, and prepare a clean record set for due diligence. If you are evaluating a well property, we will sync testing and inspections with your contract deadlines and investment goals. Start the conversation with Good Neighbor Realty. Get a free valuation & investment plan tailored to your well-served home or rental.

FAQs

Who is responsible for testing a private well in Evergreen?

• Private wells are the owner’s responsibility. State and county agencies provide guidance and programs, but they do not monitor private wells like public water systems per EPA and JCPH.

How often should I test my well water?

• Test at least once a year for bacteria and nitrates, and after repairs, storms, or flooding. Add periodic metals and radiological testing based on your baseline and geology per CDC.

What should I do if my bacteria test is positive?

• Use bottled or boiled water for drinking and cooking, schedule professional inspection and disinfection, then retest until results are clean per CDC maintenance guidance.

Where can I find my well permit and construction records?

• The Colorado Division of Water Resources maintains well permits and construction reports. These records are essential for troubleshooting and transactions per DWR.

Does Jefferson County offer well testing support?

• Jefferson County Public Health offers guidance and sometimes distributes free test kits while supplies last. Check their current programs and timelines per JCPH.

What about PFAS and other emerging contaminants?

• If your risk profile suggests PFAS, VOCs, or pesticides, add targeted tests. Colorado’s PFAS Testing and Assistance Program can help eligible households with testing and filters per CDPHE PFAS program.

Who should service my pump and pressure tank?

• Hire a Colorado-licensed well contractor or pump installer. The state maintains licensing and rules, and annual service is recommended per DWR licensing and WellOwner.