Ready to trade city utilities for open skies and elbow room near Barstow? Living on acreage gives you freedom, but it also means you manage key systems that a city usually handles. You’ll rely on a private well, a septic system, and often propane, plus you’ll sort out trash service and connectivity. This guide shows you what to check, how to maintain each system, and exactly what to do in your first 90 days so you can move in with confidence.
Let’s dive in.
Private wells: what to know
On rural land, your well is your water utility. Start by confirming the well’s condition, testing water quality, and understanding local rules for wells in Ward County and the surrounding area.
Well inspection checklist
- Hire a licensed well driller or certified well inspector to evaluate the system. Ask them to check the pump type, capacity, and operation; pressure tank size; casing and cap condition; and yard piping.
- Ask the seller for pump age, service history, and any permits or records on file.
- Confirm the power source to the pump and whether there is a pitless adapter and submersible pump installed.
- Look for issues like surface runoff near the wellhead, livestock encroachment, or signs of damage to the cap.
For homeowner guides and groundwater basics, review private well resources from the Texas Water Development Board and consumer guides from Texas A&M AgriLife Extension.
Water testing schedule
Plan a baseline test before or at closing, then follow a simple cadence.
- Immediate tests: total coliform and E. coli bacteria, nitrate and nitrite, total dissolved solids, basic chemistry like pH, iron, and manganese. If local geology or health history suggests it, consider arsenic, fluoride, sulfate, and lead.
- Ongoing cadence: bacteria testing annually, nitrate annually, and a comprehensive chemistry panel every 2 to 3 years. Test after flooding, septic work, construction near the well, or any sudden change in taste, odor, or color.
- West Texas context: high TDS and naturally occurring minerals are common, and localized bacterial issues can appear near livestock or failing septic systems.
Setbacks and siting with septic
Wells need horizontal separation from septic tanks and drainfields. Minimum distances vary by soil and local rules. Confirm exact requirements with the Texas Commission on Environmental Quality OSSF program and Ward County’s permitting office before making changes.
Well maintenance basics
- Inspect the pressure tank and system pressure annually.
- Service the pump as needed, typically every 3 to 7 years depending on run-time and water quality.
- Keep a sanitary, vermin-proof well cap and direct runoff away from the wellhead. Keep livestock clear of the area.
- Maintain a folder of water tests, permits, and repair records.
Septic systems: permits and care
Your on-site sewage facility is a private wastewater system that must be permitted, installed properly, and maintained on schedule.
Paperwork to request
- Ask the seller for the OSSF permit, system type, installation date, maintenance and pumping records, and any repair history. Permitted systems should have paperwork and a site map.
- If records are missing, contact Ward County’s environmental or permitting office and the TCEQ OSSF program to check local requirements and available files.
Inspection and pumping cadence
- Schedule a professional inspection, ideally by a licensed OSSF professional. A pump-out may be needed to inspect tank condition.
- Typical pumping is every 3 to 5 years, depending on household size, tank size, and water use. Heavy use can shorten that cycle.
- Do a yearly walk-around check for soggy spots, sewage odors, or unusually lush growth over the drainfield.
Red flags to watch
- Slow drains, odors, surfacing sewage, or backed-up plumbing.
- Vehicle traffic or roof runoff directed onto the drainfield.
- Trees or large roots encroaching near the drainfield area.
Repairs and replacements
Drainfield replacement can be costly and may be limited by soil or space. If the system is older, verify there is a viable reserve area on your site and confirm any work is permitted through local authorities.
For homeowner guidance, review septic resources from Texas A&M AgriLife Extension and state rules through the TCEQ OSSF program.
Propane: tanks, deliveries, contracts
Many rural homes near Barstow use propane for heating, cooking, water heating, or backup generators. Understanding ownership, delivery, and safety helps you avoid mid-winter surprises.
Tank ownership check
- Owned tanks: you own the tank and handle maintenance and any relocation costs.
- Leased tanks: the propane company owns the tank. Ask for the lease, transfer terms at sale, termination fees, and who pays for inspections or relocation.
Delivery choices
- Will-call: you order when the gauge is low. This offers flexibility but risks running out during bad weather or busy seasons.
- Automatic delivery: the supplier estimates your usage and schedules fills so you do not run out. Confirm minimum usage, winter scheduling, and any fees.
Pricing and contracts
- Market price: pay the prevailing rate at delivery.
- Fixed price or budget plan: lock a seasonal or annual price. Review minimums and buy-back terms.
- Cap or collar: limits price spikes, often with fees.
- Pre-buy: purchase a set volume before the season at a set price.
Ask for an itemized contract covering delivery fees, tank rental, minimum delivery amounts, late fees, and safety responsibilities. For consumer primers and safety basics, see the National Propane Gas Association’s propane safety resources.
Safety and standards
Suppliers generally perform a safety inspection at least annually and handle emergency leak response. Installation and siting follow standards such as NFPA 58. For code context, visit the National Fire Protection Association. Keep the area around the tank and regulator clear and protected from vehicles.
Trash and bulky waste options
Rural service works differently than in town. In Ward County, you will likely pick from private curbside subscription, hauling to a transfer station, or arranging periodic roll-offs for bigger jobs.
Common service models
- Private curbside: a hauler services your roadside cart or dumpster weekly or biweekly. Driveway access for large trucks may be limited.
- Transfer station: you self-haul household trash to a county or private station. Check hours, fees, and accepted materials.
- Bulky waste: construction debris and appliances usually require roll-off rental or special pickup events.
How to find service
Start with Ward County offices and the City of Barstow to ask about any county-run services or transfer stations. Then check regional or local haulers that run rural routes. Neighbors, community groups, and local agents are good sources for current providers and typical pricing.
Connectivity, power, and emergency basics
Acreage living also means planning for internet, power, and emergency services.
Internet and phone
Wired broadband may be limited. Common rural options include fixed wireless from local providers and satellite services. Many residents also use cellular plans with boosters and Wi-Fi calling. Check local tower line-of-sight and service maps before you buy equipment.
Power and backup
Confirm your electric utility and ask about outage history. If you rely on a well pump, consider a properly sized standby generator that can start the pump’s motor. A qualified electrician and pump technician can help you match generator capacity to pump startup loads. Propane-powered generators are common in rural areas.
911 addressing and insurance
Register your physical address with E-911 so first responders can locate your property quickly. Ask Ward County dispatch about response coverage for sheriff, fire, and ambulance. When you request homeowner quotes, disclose the presence of private well and septic systems, and any nearby oilfield activity.
Your first 90-day plan
Use this simple checklist to stay on track.
First week
- Confirm your address is registered for E-911. Save Ward County emergency contacts.
- Meet neighbors and ask about trusted haulers, propane suppliers, and contractors.
- Verify propane tank ownership or lease, order a fill if needed, and decide on will-call or automatic delivery.
- Buy or locate carbon monoxide and propane leak detectors.
Within 0 to 30 days
- Well: schedule an inspection by a qualified well driller or inspector. Test for bacteria and nitrate before using the water for drinking. If results are good and you plan long-term use, order a broader chemistry panel next.
- Septic: request the OSSF permit and maintenance records. If you are unsure when it was last pumped, schedule an inspection and pump-out.
- Trash: set up curbside service or visit the nearest transfer station once to learn the rules and hours.
- Utilities: transfer or establish electric and propane service, mail, and any subscriptions. Confirm who maintains your road and driveway.
Within 30 to 90 days
- Water follow-up: if tests show elevated TDS or other issues, consult a treatment professional about options like softening, reverse osmosis, iron or manganese filters, or shock disinfection. Install point-of-use or whole-house treatment if needed.
- Septic follow-up: if inspection found concerns, schedule repairs and ensure permitting through local authorities. Get at least two quotes.
- Propane: review your pricing plan for the season and confirm who performs annual safety checks.
- Longer term: start a maintenance log for well, septic, and propane systems. If you plan building or land clearing, schedule roll-offs and protect well and drainfield areas from heavy equipment.
Local resources
- Private wells and groundwater: Texas Water Development Board
- Septic rules and local contacts: TCEQ OSSF program
- Homeowner guides for wells and septic: Texas A&M AgriLife Extension
- Propane safety and consumer info: National Propane Gas Association
- Propane code reference: National Fire Protection Association
- Ward County and City of Barstow offices: contact for property records, solid waste information, and E-911 addressing.
Ready to move with confidence?
When you understand wells, septic, propane, and trash service, acreage near Barstow becomes straightforward and rewarding. If you want local guidance and vetted contacts for inspections, testing, or setup, reach out. You will get clear next steps, plus help coordinating the right pros at the right time. Start your move the smart way with Unknown Company.
FAQs
Do private wells near Barstow need yearly testing?
- Yes. Test for bacteria at least once a year and after repairs or flooding. Test nitrate annually and run a broader chemistry panel every 2 to 3 years.
Who regulates septic systems in Ward County, Texas?
- TCEQ sets statewide OSSF rules, and local counties or authorized agents handle permits and inspections. Contact Ward County and the TCEQ OSSF program to confirm current processes.
Is a leased propane tank a good idea for rural homes?
- Leased tanks reduce upfront cost and may include maintenance, but leases can add transfer steps and termination fees. Get the lease in writing and compare total costs to owning.
How do I find reliable well, septic, or propane pros?
- Ask Ward County offices for licensed contractors, request references, verify state licensing where applicable, and get multiple quotes.
What are common causes of septic failure?
- Excess water use, lack of routine pumping, flushing non-biodegradables, compacting the drainfield with vehicles, and tree root intrusion are frequent issues.
