Ask SAM: What you should ask your Realtor on a first date

This column is provided by Larimer County Extension's Small Acreage Management (SAM) Program to assist rural residents.

Dear SAM,

I want to buy a horse property. What questions should I ask my Realtor?

Joan

Dear Joan,

Too often, we get calls in the Extension Office from people who recently purchased a property and found unwelcome surprises during their first year in their new home. Real estate shoppers often focus on the house and barn, not the quality of the land and water. Livestock depend heavily on land and water, and the quality of those resources helps determine the success of your equine operation. Items to ask about before you make a purchase include:

Well permit: As discussed in last month's column, a "Household Use Only" permit prohibits outside water use, including livestock water. Be sure the well has a "Domestic and Livestock" permit or the property is served by a water utility.

Water rights: Many properties are advertised as having ditch company water rights. The ads often state "comes with two shares of ditch water" or something similar. But what does that mean? The amount of water delivered per share varies greatly among ditch companies. How much water will you be entitled to? When is the water delivered? Can you lease water from shareholders who choose not to use their shares? How much water is typically available for lease? How much does it cost? Ask the Realtor for the name of the ditch company and investigate the water right before you make a purchase.

Ditch easements: Even if ditch rights are not for sale, an irrigation ditch might cross the property. Ditch easements are common and must be respected. You may be prohibited from building a fence across the easement, which could impact how you manage your horses. Ditch riders may use the easement to regularly access the ditch. Talk with neighbors to find out how they are impacted by ditch operations.

Weeds: State and county regulations require noxious weed control. If you buy a property infested with noxious weeds, you are buying the responsibility to manage those weeds. Weed control can be expensive, with bad infestations costing as much as a roof repair. Chances are you won't buy a home without having the roof inspected. Consider a similar approach for weeds. Sellers are required to disclose the presence of noxious weeds on the property, but many sellers check "Don't Know." An Extension agent can inspect the property for $25. Call the Larimer County Extension Office at 498-6000 for more information. Weed control expenses can be a negotiable item in a real estate transaction.

SAM

Have a question about rural living? Write to Ask SAM, Larimer County Cooperative Extension, 1525 Blue Spruce Drive, Fort Collins, CO 80524 or e-mail emarx@larimer.org.