Broadmoor and Cheyenne Mountain plumbing (80906)
The Broadmoor area was laid out in large lots well over a century ago, and that shape still drives the plumbing: long service lines, long sewer runs, and a ZIP split between two water providers.
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Plumbing problem in Broadmoor?
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Quick answer
In Broadmoor and the Cheyenne Mountain area, the big plumbing jobs are in the yard: owners are responsible for the water service line from the right-of-way to the house and for the sewer lateral to the main, and on large lots both runs are long. The median home age is about 37 years, with much older houses mixed in.
Why large Broadmoor lots mean longer lines to fix
Count James Pourtales's land company began dividing the Broadmoor area into large lots after 1885. The area stayed independent until 1973 and was annexed into Colorado Springs in 1980. Those big parcels set houses well back from the street, which is lovely right up until a service line leaks somewhere under a long stretch of lawn or drive.
City code puts the utility in charge of the line in the public right-of-way and makes the owner solely responsible from the right-of-way or easement line to the building. The curb stop is jointly owned, but only the utility may operate it. On a long run, finding the leak is most of the job, so we pin it with acoustic leak locating and dig once, in the right place.
Two water providers in one ZIP: which one bills you?
Most of the area buys water from Colorado Springs Utilities, which draws almost 75 percent of its supply from mountain streams, and utility-reported data rates city tap water soft at about 2.1 grains per gallon. Stratmoor, the unincorporated part of the ZIP outside city limits, is different. It is served by Stratmoor Hills Water & Sanitation using Fountain Valley Authority water.
That split changes the advice. Treatment that makes little sense on city water may be worth testing for on another supply, and the city's service-line code applies inside city limits, not necessarily in Stratmoor. We ask which bill you pay before we recommend any filtration or softening equipment, and we test before we sell anything.
Common jobs
The plumbing calls we get most in Broadmoor
How we handle main water line repair
Long private service lines on big lots give a leak more places to hide between the right-of-way and the house.
How we handle leak detection
Locating a yard leak before digging saves tearing up a long lawn or drive.
Main Water Line Replacement in Colorado Springs
Older lines that freeze, crack or leak more than once are often better replaced end to end below frost depth.
Sewer Camera Inspection: what it costs and how it runs
A long lateral to the main is the owner's responsibility, and a camera shows exactly where it is failing.
Replacing old clay tile
When a long lateral has several bad joints, replacing the run can beat repeated spot repairs.
How we handle whole-house water filtration
Homes on the Stratmoor side get water from a different provider, so treatment needs differ from city water.
Frost depth, long yard lines and the sewer lateral
Local building guidance puts the El Paso County frost line at 30 inches. Yard lines that were laid shallow, or that lost cover when a drive or patio was regraded, are the ones that freeze or crack. When we replace a run on a big lot, we keep it below frost depth for its full length and pressure test it before backfill.
The sewer lateral is the owner's too, all the way to the utility main, and on a deep lot it can be long. Where trees grow near the line, roots find the joints. We camera the lateral first, then decide between a spot repair and a full lateral replacement. South of here, Security-Widefield runs on yet another water system again.
Next door
Nearby places we also work
FAQ
Plumbing questions from Broadmoor
No. Stratmoor sits outside city limits and is served by Stratmoor Hills Water & Sanitation, which uses Fountain Valley Authority water. The rest of the area is on Colorado Springs Utilities. If you are unsure, your water bill names the provider, and that tells us which rules and which water quality report apply.
Inside city limits, the curb stop is jointly owned by the owner and the utility, but only the utility may operate or repair it. If a repair needs the water shut at the curb, we arrange it with the utility rather than turning it ourselves.
Below frost. The El Paso County frost line is 30 inches, so we keep a new service line deeper than that for its whole length, including under drives where cover is often thinner than it looks.
On a large lot, a guess can mean several holes and a ruined lawn. Acoustic locating listens for the leak along the line, so we open the ground once, where the water is actually escaping, and repair or replace that section.
Plumber needed in Broadmoor?
Call any hour. We answer, help you stop the water and get a plumber moving.
American Plumbing Service service area, Colorado Springs, CO
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