Buying or selling in Boerne often means dealing with private wells, septic systems, and permits. It can feel like a lot, especially if you are new to Hill Country properties. This checklist gives you clear steps, timelines, and local contacts so you can move forward with confidence. Let’s dive in.
Boerne rules at a glance
Understanding who regulates what saves time and stress.
- Kendall County is the local authority for septic permits in unincorporated areas and sets specific requirements and timelines for approvals. Review the county’s onsite sewage guidance to confirm forms, affidavits, and maintenance expectations for aerobic systems. Kendall County Onsite Sewage
- Cow Creek Groundwater Conservation District oversees groundwater wells across Kendall County. Check registration and permit rules before you drill or modify a well. Cow Creek GCD
- Inside Boerne city limits, permitting and utilities may differ from county processes. Confirm jurisdiction before you file or schedule work. City of Boerne Permits
Private wells: your owner checklist
Confirm water source and records
Start by confirming if the property uses City of Boerne water, a water district, or a private well. If it is a private well, you are responsible for testing, maintenance, and compliance. Ask for any driller’s reports, pump service records, and prior lab results. Keep digital copies for future sales and refinancing.
Registration, permits, and licensed pros
Before drilling a new well or changing an existing one, contact Cow Creek GCD to determine registration and permitting needs. Always use a licensed driller and pump installer, and ask for proof of licensure and insurance. This protects you and helps ensure your well report is filed correctly. TDLR Water Well Drillers & Pump Installers
Water testing and wellhead protection
Plan to test at least once a year for total coliform or E. coli and nitrate. Test after maintenance, after flooding, or if taste, odor, or color changes. The Texas Well Owner Network explains what to test and how to find certified labs. Texas Well Owner Network FAQ
Keep your wellhead clear and clean. Maintain recommended distances from septic tanks and drainfields, and keep livestock, chemicals, and waste away from the well area.
Drought and pumping limits
Groundwater in the Hill Country can be sensitive to drought. Cow Creek GCD may set conservation measures that affect irrigation or nonessential use. If water quantity is a concern, consider a yield or pump test during your option period and review current district guidance. Cow Creek GCD drought and conservation context
Septic systems: your owner checklist
Permits, timing, and who to call
In unincorporated Kendall County, septic permitting runs through the County. The County reviews complete onsite sewage applications within a set timeline, so plan ahead for site evaluations and inspections. Inside city limits, check City of Boerne requirements first.
System type, maintenance, and paperwork
Conventional systems use a tank and drainfield. Aerobic systems add treatment and require ongoing maintenance, reporting, and in Kendall County a recorded affidavit that alerts future owners. Keep your maintenance contract and service logs in one place and update them after each visit.
According to state guidance, conventional systems often need pumping about every 3 to 5 years based on use and conditions. Aerobic units require more frequent inspections and reporting. TCEQ OSSF maintenance guidance
Inspections during a sale
Most septic inspections happen during the buyer’s option period. Lenders may have specific requirements, so verify early and agree in writing on who pays to uncover lids or pump the tank if needed. Make sure buyers receive system documents, permits, and recent service reports.
Red flags and when to bring in a pro
Watch for sewage odors, slow drains, standing water over the drainfield, or unusually lush growth over the field. These can indicate a problem with the system. A licensed site evaluator or septic contractor can assess issues and recommend repairs. Septic systems basics and signs of failure
Before you buy or list: quick checklist
- Confirm water source: City, water company, or private well.
- For wells: request driller’s report, recent water tests, pump service records, and any GCD registration or permits. Consider a pump test and a bacteria and nitrate screen.
- For septic: gather permit records, as-builts or drawings, system type, aerobic maintenance contract, recorded affidavit, and recent inspection or pumping logs.
- Contracts and disclosures: ask for the TREC Seller’s Disclosure and include septic and well contingencies in your offer. TREC Seller’s Disclosure Notice
- Pros and scheduling: use licensed well and septic professionals, and build time for inspections into your option period.
Documents and contacts you will use
- Find existing well reports to confirm depth, construction, and history. TWDB Well Reports
- Verify well drilling and pump installer licenses. TDLR Water Well Drillers & Pump Installers
- Learn about annual testing and local screenings. Texas Well Owner Network FAQ
- Review Kendall County septic rules, forms, and aerobic affidavit details. Kendall County Onsite Sewage
- Check city jurisdiction, permits, and utility info. City of Boerne Permits
Buying or selling a Hill Country home should build your lifestyle and your long-term wealth. If you want a clear plan for due diligence, smart contingencies, and a smooth closing, connect with Easton Smith, Emerald Haus Group. Our team brings boutique service with proven results across the Boerne and greater Hill Country market.
FAQs
What permits do I need for a septic system in unincorporated Kendall County?
- Kendall County is the permitting authority for onsite sewage facilities in unincorporated areas, and it provides the required forms, affidavit details for aerobic systems, and review timelines on its website.
How often should I test a private well in Boerne?
- Plan for annual bacteria and nitrate testing, and test again after maintenance, flooding, or any change in taste, odor, or color.
Who regulates well drilling and pumping in Kendall County?
- Cow Creek Groundwater Conservation District regulates well registration and permits, and it can set conservation measures during drought.
What documents should I request when buying a home with a well?
- Ask for the driller’s report, recent water-quality tests, pump service records, and any GCD registration or permits, then consider your own pump test during the option period.
What should sellers provide for homes with aerobic septic systems?
- Provide the permit, recorded affidavit, active maintenance contract, and recent service logs so buyers and lenders have what they need during inspections.
