A different plumbing layout
Properties around Franktown are mostly on private wells and septic systems, and many have water running well beyond the house: to a barn, an arena, a shop, a guest house or a stock tank. Each of those lines and the fixtures at the end of it is a place water can freeze. Homes range from older ranch houses to newer custom builds, so the house plumbing itself varies widely.
Distance is part of the risk. A split line in a barn may not be noticed until the next chore, and the well pump will keep running to replace whatever leaks out, which can strain the pump and the well as well as flood the building. Winter storms on the rolling, higher ground south of Parker can also slow travel, so a plumber or pump contractor may not reach a property as quickly as in town.
Building permits for unincorporated Franktown generally go through Douglas County. Wells are permitted by the Colorado Division of Water Resources, and septic systems are overseen locally; confirm with the county health department before any work that touches the system.
Rural water terms worth knowing
- Frost-free yard hydrant
- An outdoor post hydrant whose valve sits below the frost line. It drains through a small weep hole after each use, so it must be closed fully and left without a hose attached.
- Pitless adapter
- The fitting that lets the water line leave the well casing below ground, keeping it below frost depth.
- Pressure tank
- A tank that stores water under pressure so the pump does not start every time a faucet opens.
- Pressure switch
- The control that turns the pump on and off; it has a small tube that can freeze in a cold well house.
- Frost depth
- How deep the ground freezes in winter. Buried lines need to be below it to stay liquid.
- Heated stock waterer
- A livestock watering device with an element to keep water open; it needs a reliable, protected power supply.
Acreage winter checks
- Label the well pump breaker in the main panel and show everyone in the household.
- Check heat sources in the well house or pit and give them their own protected outlets.
- Remove hoses from yard hydrants after each use so they drain.
- Shut off and drain lines to buildings that are not heated in winter.
- Check that barn and shop lines have their own shutoffs, and label them.
- Keep a well or pump contractor's contact alongside your plumber's.
- Have a plan for water if the system is down for a day or two during a storm.
General information for Parker, not a quote or professional advice. In an emergency, call 911.