Buying or selling acreage near Lompoc and not sure what to do about a private well or septic system? You are not alone. Rural properties come with extra steps, and the permits can feel confusing when you are on a deadline. This guide shows you who handles what, how the process works, and when extra review can apply so you can move forward with confidence. Let’s dive in.
Who handles what in Lompoc
If the property sits inside the City of Lompoc, the City’s building and utility departments may require a sewer connection when available and will coordinate with the County on septic matters. In unincorporated areas, Santa Barbara County Environmental Health Services is the primary local authority for onsite wastewater permits and inspections. County Building & Safety issues building permits that interact with septic construction and plumbing.
The Central Coast Regional Water Quality Control Board protects water quality across the region. In some cases, they require added oversight for septic discharges or well projects that could affect groundwater or surface water. At the state level, the State Water Resources Control Board sets policy, and the California Department of Water Resources keeps well completion reports and groundwater data.
Licensed professionals do the technical work. A registered engineer or authorized septic designer prepares OWTS plans, and a licensed well driller handles well siting and construction. Plan to hire experienced local specialists.
Start with jurisdiction and sewer
Your first step is to confirm whether the parcel is inside the City of Lompoc or in unincorporated Santa Barbara County. Then check if public sewer is available to the property. If sewer is available, local ordinances commonly require connection rather than a new septic system. This early check shapes your entire permit path and timeline.
The permit path, step by step
1) Preliminary property check
Confirm jurisdiction and sewer availability with the local planning or utility department. Request existing septic and well records from the County or from seller disclosures. Review parcel maps for streams, floodplains, and sensitive areas that can affect approvals.
2) Agency pre-consultation
Call Santa Barbara County Environmental Health Services or the City of Lompoc to discuss site constraints and submittal requirements. If the lot is near the coast or a creek, contact the Central Coast Regional Water Board early to understand if Waste Discharge Requirements, a waiver, or monitoring could be required.
3) Site evaluation and testing
Hire a septic designer or soils professional to perform percolation tests, log soils, and measure depth to seasonal high groundwater. For wells, consult a licensed well driller or engineer about feasibility and siting, and review nearby well logs on file with the Department of Water Resources. These findings determine whether a conventional or advanced septic system is feasible and where a well could go.
4) Design and application
Submit your septic permit application and design drawings to County Environmental Health Services. If the property is inside the City of Lompoc, include the City in your submittal as directed. For wells, obtain required drilling or building permits and confirm the driller’s license and experience.
5) Review and agency determinations
County Environmental Health reviews your design for setbacks, sizing, soil absorptive capacity, and public health criteria. If the discharge could affect groundwater or surface water, Regional Water Board staff may require enrollment in a Waste Discharge Requirement order, a conditional waiver, or monitoring before final approval.
6) Construction and inspections
A licensed contractor installs the septic system or drills the well under required inspections. County or City inspectors verify components during construction, including tank placement, distribution, laterals, electrical connections for advanced units, and well casing and construction.
7) Water quality and performance checks
After a new well is completed, test for coliform bacteria, nitrate, and other locally relevant contaminants such as arsenic if applicable. For advanced septic systems, the County or Regional Water Board may require performance checks or effluent monitoring.
8) Final sign-off and recordation
County Environmental Health or the City issues the final septic approval. Building may issue final occupancy permits when applicable. The well completion report must be filed with the Department of Water Resources, and the County may require a local filing. Keep all approvals and test results for escrow.
Septic feasibility basics
Septic feasibility depends on soils, percolation rates, depth to groundwater, bedrock, slope, and proximity to surface water. Where soils percolate within an acceptable range and adequate separation to groundwater exists, a conventional gravity or pressure-dosed system may be allowed. If soils are tight, shallow, or groundwater is high, you may need an engineered or advanced treatment system like a mound or aerobic unit.
Setbacks protect water quality. The County evaluates separation distances between wells, tanks, leach fields, structures, and surface water on a site-specific basis. Expect the layout to shift to maintain safe distances.
Well siting and separation
Well siting must account for distance from septic components and surface water, along with slope, soil permeability, and groundwater depth. A licensed well driller will work with the County and your designer on locations that protect potable water. After drilling, plan to test water quality and keep lab reports with your property records.
When the Regional Water Board steps in
The Central Coast Regional Water Quality Control Board may get involved when septic discharges could affect groundwater or surface water. Triggers include high groundwater, proximity to streams, wetlands, estuaries, or coastal waters, and locations within wellhead protection areas or sensitive groundwater basins. Larger systems or alternative technologies that discharge treated effluent off site can also trigger review.
Possible actions include enrollment in a Waste Discharge Requirement order or conditional waiver that sets monitoring and reporting, and in some cases pre-construction technical studies. Early contact with the Regional Water Board or County Environmental Health helps you plan realistic timelines and avoid surprises.
Common constraints and what they mean
- Perc test or soil failure. If percolation rates or soil depths are inadequate, expect alternative designs or a required sewer connection when available. This increases cost and complexity.
- High seasonal groundwater or shallow bedrock. Reduced vertical separation can trigger advanced treatment or engineered systems and may prompt Regional Water Board review.
- Proximity to wells or surface water. Larger setbacks are needed to protect drinking water and waterways, which can limit building envelopes.
- Nonconforming or aging systems. Failing or old systems often require replacement to current standards. New work must meet today’s setbacks and design rules.
- Shared systems and easements. Shared septic systems need clear cross-easements and long-term maintenance agreements that satisfy lenders.
- Well water quality issues. Nitrates and naturally occurring constituents such as arsenic can be concerns in some areas. Require recent lab tests and plan for treatment if needed.
What to test and when
For new or existing potable wells, test for total coliform or E. coli and nitrate, along with total dissolved solids or conductivity. Add locally relevant contaminants such as arsenic or VOCs if advised by agencies or your driller. For ongoing well maintenance, schedule bacterial and nitrate tests at least annually, or more often if issues arise.
If you install an advanced septic unit, the County or Regional Water Board may require effluent monitoring for indicators like BOD, TSS, nitrates, and pathogens. Follow your permit conditions and keep records for future transactions.
Timelines and cost ranges
Scheduling drives much of the timeline. Pre-consultation and site testing often take 2 to 6 weeks. Design and application review typically run 2 to 8 weeks, longer if Regional Water Board review or technical studies are required. Construction can take days to several weeks depending on system complexity. Final inspections and sign-off usually follow within days to weeks after completion. If added studies are required, add months for preparation and agency review.
Costs vary by site and system type. A basic septic permit, design, and conventional installation can range from the low thousands to tens of thousands of dollars. Advanced or alternative systems often land in the tens of thousands. Well drilling costs range from a few thousand to tens of thousands depending on depth, geology, and pump equipment. If the Regional Water Board requires monitoring, plan for ongoing fees and lab costs.
Buyer and seller checklist
- Confirm property jurisdiction and sewer availability at the start of due diligence.
- Ask the seller for septic and well records, including permits, maintenance logs, and the latest water tests.
- Contact County Environmental Health or the City of Lompoc to confirm setbacks and permit steps.
- Schedule soils and percolation testing and verify depth to seasonal high groundwater before contingency periods expire.
- For wells, obtain the well completion report if available and recent lab results. If missing, require immediate testing for coliform and nitrate as a condition of escrow.
- If you anticipate a septic upgrade or replacement, obtain estimates from licensed designers and installers, and confirm lender and appraisal requirements.
- If the lot is near creeks, coastal areas, or shows shallow groundwater, contact the Regional Water Board early and budget for potential studies or monitoring.
How this affects offers and closings
For buyers, build septic and well feasibility into your offer strategy. Use contingencies for soils testing, water quality, and agency approvals when needed. For sellers, gather permits, pumping and maintenance records, and any recent water tests before listing to reduce uncertainty and protect value. Clear documentation helps both sides move through escrow smoothly.
Work with a local, experienced team
Complex rural and equestrian properties deserve hands-on guidance. You benefit from an agent who can coordinate with septic designers, well drillers, and the right agencies while keeping your goals and timelines on track. If you are planning to buy or sell in the Lompoc area, reach out to Dianna Zlaket for local expertise, tailored representation, and a clear plan from offer to close.
Ready to talk through your property or portfolio? Request a Free Home Valuation from Dianna Zlaket and get a personalized roadmap for next steps.
FAQs
Can I install a new septic on any Lompoc-area lot?
- Not necessarily. Feasibility depends on soils, depth to groundwater or bedrock, setbacks, and sewer availability. Testing and County or City review are required.
Will I be required to connect to sewer if it is nearby?
- Often yes. If public sewer is available to the parcel, local rules commonly require connection. Verify with the local utility and permitting agency.
How close can my septic system be to a private well?
- Setbacks are site-specific and determined by County Environmental Health based on system type and conditions. Expect substantial separation to protect water quality.
When does the Regional Water Board get involved with septic permits?
- When a system could affect groundwater or surface water, such as near streams or coastal waters, in areas with high groundwater, or for larger and alternative systems. They may require monitoring or enrollment in a regulatory order.
Who pays for septic upgrades or well studies during a sale?
- It is negotiable. Many buyers include contingencies requiring satisfactory inspections, tests, and approvals before closing.
