Thinking about swapping thirsty turf for a water‑wise yard, but worried about HOA rules and Gypsum’s raw water systems? You are not alone. Many neighborhoods here use non‑potable irrigation, and missteps can mean fines or dead plants. This guide explains how to xeriscape within HOA guidelines, use raw water correctly, and tap into local rebates so your yard looks great and uses less water. Let’s dive in.

Raw water in Gypsum, explained

Raw water is untreated, non‑potable water delivered for irrigation. In many Gypsum subdivisions, outdoor watering must come from the raw water system, not your indoor drinking water line. Local notices and reporting remind residents that using potable water outside where raw water is provided can lead to fines and surcharges. See town communications summarized in the Vail Daily for current enforcement and drought phase updates (Gypsum drought education and enforcement).

Seasonal snowpack drives our summer supplies, and recent years have brought earlier runoff and higher drought risk. That is why conservation‑minded landscaping has become the norm across the Eagle River valley (spring river report).

Why xeriscaping fits Gypsum

Xeriscaping, also called water‑wise landscaping, means designing with plants that thrive in our climate and need less irrigation. It is not a rock yard. Done right, it looks lush, supports pollinators, and cuts outdoor water use.

Use the seven xeriscape principles as your roadmap (what is xeriscape):

• Plan and design with a simple site plan.
• Improve soil where appropriate for better root growth.
• Hydrozones group plants by water needs.
• Use efficient irrigation matched to the zone.
• Choose appropriate, drought‑tolerant plants.
• Mulch to retain moisture and reduce weeds.
• Maintain with seasonal checks and right‑sized pruning.

Limit turf to functional spaces like play areas. Replace nonfunctional strips with native or region‑adapted plants, groundcovers, and mulched beds.

HOA rules and your rights

Colorado law protects your right to install drought‑tolerant landscaping on homeowner‑maintained areas. Your HOA can set reasonable design standards, but it cannot ban xeriscape outright. Review your covenants and follow the modification process, then point to the state’s guidance if questions come up (Colorado HOA FAQ on xeriscape rights).

Practical tips for smooth approvals:

• Submit a clear plan with plant list, coverage targets, and photos of materials.
• Show how the design meets any HOA standards on plant density or hardscape limits.
• Include an irrigation diagram that matches hydrozones and notes raw water use.

Irrigation that works with raw water

Raw water often carries sediment and organic debris. That can clog drip systems if you do not plan for it. Build in filtration, flushing, and simple maintenance from day one.

Key must‑haves:

• Filtration sized to water quality and flow. Drip needs finer screening to protect emitters. Regular cleaning and seasonal flushing are essential (drip maintenance basics).
• Backflow protection on any potable connections. Keep potable and raw water systems completely separate and test the backflow device as required by your utility (backflow prevention overview).
• A maintenance plan. Clogged emitters are the number one failure point on drip when debris is present, so schedule inspections and flushing (why emitters clog).

Wildfire and curb appeal

In Eagle County, you should balance water‑wise design with defensible space near structures. Choose plant placements and mulches with fire safety in mind, and follow spacing guidance. Local programs highlight this when you plan turf conversions and irrigation upgrades (Beyond Lawn rebate program).

Local rebates and help

Rebates can significantly offset conversion costs. Beyond Lawn, a countywide partnership, offers required landscape and irrigation evaluations plus turf‑replacement rebates that commonly run in the 1 to 2 dollars per square foot range, along with irrigation upgrade support (Beyond Lawn rebates and evaluations). Colorado’s statewide turf replacement program also supports local efforts and funding (CWCB turf replacement program).

Step‑by‑step: Raw water done right

• Confirm your water source and rules. Ask your HOA or metro district if your lot has raw water service and what drought phase applies. Potable outdoor use is restricted where raw water is available (Gypsum irrigation enforcement).
• Review HOA guidelines and Colorado law. HOAs may set standards but cannot prohibit xeriscape. Follow the design review steps and keep records (state HOA FAQ).
• Get a professional evaluation. Beyond Lawn evaluations are often required for rebates and give you a plant list and irrigation plan tailored to your site (program details).
• Design for hydrozones and filtration. Match irrigation to plant needs, and include appropriate filters and flush points for raw water (drip system maintenance).
• Separate systems safely. Install and test backflow devices, and keep potable and raw lines fully isolated (backflow guidance).
• Plan seasonal operations. Expect start‑up and winterization, and schedule filter cleaning. Watch for clogged emitters and fix early (emitter clogging risks).
• Apply for funding before you start. Most rebates require pre‑approval and an evaluation (apply here).

Costs and common pitfalls

Upfront costs include design, plant material, irrigation rework, and filtration. Rebates can reduce your out‑of‑pocket and long‑term savings show up in lower summer water use and fewer maintenance hours. Plan for seasonal inspections so small issues do not become big ones.

Avoid these missteps:

• Installing drip on raw water without the right filters and flush points.
• Skipping the HOA application. Even with state protections, HOAs can require design standards.
• Thinking xeriscape means rock‑only. Most communities require living plant coverage and discourage barren yards.

Ready to create a water‑smart yard that fits your HOA and thrives on Gypsum’s raw water system? For local insight on neighborhoods, lots, and HOA rules, reach out to Becky Wydra.

FAQs

What does “raw water” mean in Gypsum HOA neighborhoods?

• It is non‑potable irrigation water delivered through separate systems for outdoor use. Where it is provided, using potable water for outdoor irrigation is restricted and may lead to fines, as noted in local town communications and reporting.

Can my Gypsum HOA stop me from xeriscaping my yard?

• No. Colorado law protects drought‑tolerant landscaping on homeowner‑maintained areas, though your HOA can require reasonable design standards and a normal review process.

How do I design drip irrigation that uses raw water without clogging?

• Add proper filtration sized to debris loads, include flush points, use pressure‑compensating emitters, and schedule regular cleaning and inspections.

Are there rebates for turf replacement and irrigation upgrades in Eagle County?

• Yes. Beyond Lawn offers evaluations and rebates for turf removal and upgrades, and the state’s CWCB program supports local turf replacement funding.

Do I need a backflow device if my HOA has raw water and my home has potable water service?

• Yes. You must keep systems separate and use required backflow prevention, with testing per your utility’s rules, to prevent cross‑connection risks.

When is raw water typically available for HOA irrigation in Gypsum?

• Deliveries are usually seasonal and can be limited during drought phases, so coordinate with your HOA or metro district for start‑up, shutoff, and any watering restrictions.