Buying a Home With a Well?

The Importance of Well Water Testing During Your Inspection

By Deborah Rutter 

If you’re buying a home that’s not connect to a central water supply, congratulations! You are now the new “Water Safety, Treatment, and Prevention Manager,” of your household. The EPA says that about 15% of U.S. homes are on a private water system of some sort. In central Virginia, well water is very common in both established neighborhoods and new construction.

For buyers who have never had anything but water from a municipal tap system, a private water supply can seem like virtually the same thing: turn on the faucet, water comes out. Simple. But too many buyers assume that if the water looks good, doesn’t smell bad, and the current owners aren’t sick, that the water must be fine. But that’s a big mistake. Discovering that the water is unfit to drink, or that the well is poorly constructed, or in need of replacement is something important to discover during the buying process, not after.

Nest-Well-Water-Testing

All well water comes from groundwater. Water occurs naturally underground, more in some places than others, and deeper in some places than others. The ground provides a natural filter that performs basic cleaning services. Depending on where you live and the local ground materials and surrounding surface and subsurface conditions, you may need additional filtration for taste, and to remove sediments or contaminants.

TYPES OF WELLS: Wells are either driven, dug, or drilled. Each has its place depending on the ground materials and location, but all wells rely on some sort of pump to get the groundwater from the earth and deliver it inside the home. All wells, regardless of construction type, should be clear of debris, and the grade around the well cap (the part that comes out of the ground), should slope away to avoid pooling. Water should be coming from the ground up, not the other way around.

PUMPS: All wells have some sort of pump to get water from the ground to the place where it’s used. A home inspection should include a careful look at the well pump for tight, non-leaking connections and cleanliness of any filtration system. This can be done by a home inspector, a plumber, or a well pump installation technician. Most pumps run on electricity, so unlike being on municipal water, if the electricity goes out, you cannot flush the toilet, get a glass of water, take a shower, etc., so consider a back-up generator in places where power outages are frequent, or at least a few gallons in reserve until the power comes back.

TESTING THE WATER: If you’re buying, you should order a comprehensive water test as part of the inspection process. Most tests consist of collecting a series of various sized samples and having it sent to a local, VA State-certified water testing lab. The results typically come back within a few days so plan accordingly if you’re on a tight schedule. Some local health departments and states offer free testing kits as well, though these are often less broad in scope.

Depending on the kind of water test you’re having done, there will be different requirements for how the water is drawn, and when. Some tests require running the water for a few minutes, first thing in the morning; others require the water to be taken from the tap the moment it comes out. If you’re collecting the water yourself, follow the instructions exactly. You don’t want a false reading that says the water is safe when it isn’t. Of course, you can pay for a company to gather samples for you.

Nest-Well-Water-Testing-2

WHAT TESTS SHOULD YOU GET? There are dozens and dozens of different tests for water. Most public and private water recommendations are for at least a nitrate and total coliform test, but for new owners, getting water tested for heavy metals, contaminants, radon, organic and inorganic chemicals, lead, etc., is a good idea. NOW is the time for discovery and negotiation with sellers to correct problems, before closing…it’s too late once you’re closed and discover a problem.

Click here for a great, comprehensive list of contaminants, the health effects that are created, and maximum contaminant levels.

HOW MUCH ARE TESTS? Many tests are quite inexpensive. A total coliform/nitrate test can be free depending on where you live, or up to $50. Additional tests cost more money and not all tests may be performed at all labs. Keep in mind that free and home-test kits usually are very basic and cover minimal potential issues.

WHAT IF THERE ARE PROBLEMS? Most issues can and should be solved before you move forward with your contract negotiations and closing. Simple procedures can fix a lot of contamination issues such as bleaching treatments or the additional of filters for odor/sediment issues. Older pumps that have been poorly maintained may need replacement parts or complete upgrades. Wells that are old should be inspected for leaks and other issues that can affect the integrity of the components. Positive tests for inorganic compounds and heavy metals can signal bigger issues surrounding the groundwater and may be more difficult to treat. Thorough testing is the only way to clearly identify current and potential issues.

Nest-Well-Water-Testing

AFTER YOU MOVE-IN:  Your water test may reveal that your water is ideal. You’ll enjoy fresh, clean water, unconnected to the issues, hassles and potential additives of municipals supplies, and you’ll avoid a monthly water bill…but that doesn’t mean it’s free water. Maintaining wells and water quality is an on-going process that requires consistency and vigilance. But to keep it that way you need to test annually, and be sure that activities on or surrounding your groundwater don’t turn your clean water into contaminated water.

The EPA recommends:

  • Periodically inspect exposed parts of the well for problems such as: 
cracked, corroded, or damaged well casing
, broken or missing well cap
, settling and cracking of surface seals.
  • Slope the area around the well to drain surface runoff away from the well.
  • Install a well cap or sanitary seal to prevent unauthorized use of, or entry into, the well.
  • Have the well tested once a year for coliform bacteria, nitrates, and other constituents of concern.
  • Keep accurate records of any well maintenance, such as disinfection or sediment removal, that may require the use of chemicals in the well.
  • Hire a certified well driller for any new well construction, modification, or abandonment and closure.
  • Avoid mixing or using pesticides, fertilizers, herbicides, de-greasers, fuels, and other pollutants near the well.
  • Do not dispose of wastes in dry wells or in abandoned wells.
  • Do not cut off the well casing below the land surface.
  • Pump and inspect septic systems as often as recommended by your local health department.
  • Never dispose of harsh chemicals, solvents, petroleum products, or pesticides in a septic system or dry well.

Additional EPA and Virginia info.

Buying a house with a well can be exciting. It can be one step closer to getting off “the grid,” ensuring that you have a water supply that’s not infused with extra chemicals, fluoride, etc., and means that you’re immune from municipal water quality failures. But it also means that the problems you encounter are yours alone to discover and treat. Start off on a strong foot by making sure that when you move in, you know the quality of your water and the related infrastructure by getting good, accurate testing and inspections. For more information, contact your Nest Broker.

Deborah Rutter is an Associate Broker at Nest Realty with passion for teaching. She knows buyers and sellers make the smartest decisions for themselves when they are armed with data and insight. She has taught first-time homebuyer education classes, and is a featured contributor on our blog. Check back for insights and advice or contact Deborah directly to discuss your buying or selling needs.

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27 Comments

27 Responses to “Buying a Home With a Well?”

  • Chris Winters

    Written on

    It makes sense to find a water well testing service when moving to a new home with a well. My wife and I want to move somewhere with a steady clean water supply. I can only hope that we could move somewhere with a solid and reliable well.

  • Kenneth Powell

    Written on

    Thank you sincerely for this information. I feel much more comfortable writing this contract for my buyer.

  • Deb Pearl

    Written on

    My neighbor has a water pump and I was curious to what it was and what the uses of it were. I didn’t know that most pumps ran on electricity. I wonder if my neighbor’s does or if it runs some other way. It sounds like having a water well would be very cool though. I will have to look into getting one.

  • Derek Dewitt

    Written on

    My wife and I are buying a new home soon but we aren’t sure if we should have the water well tested or not. It’s good to know that some states offer free testing kits. I’ll have to see if my state offers some, and if not, have a professional come look at it. Thanks for sharing.

  • john

    Written on

    Can you advise what testing of the well water is required in Albemarle county, for a VA home mortgage (Veteran)?

    • Jasmine Bible

      Written on

      Hello John,

      Thank you for the question. Testing for well water in Albemarle County is not required (in fact, NO inspection of any sort on the buyer’s part is required). If you’re getting a VA loan, it’s up to the underwriter to determine if a loan is required for a specific location or loan-type. Check with your lender.

  • Jeremy Thompson

    Written on

    Thanks for the in-depth article! I am thinking of having a well at our new home. It seems like I’ll go with the drilling service and get their professional opinion about it too. It’s great learning that well water would be our own responsibility and we’ll have to take serious care and maintenance of it.

  • Watson Williams

    Written on

    It’s good to know that there are a variety of tests available to check the quality of water coming from a well. This is good to know since I’ve been thinking of getting a well in my yard. I’ll make sure to have plenty of tests run to ensure I get a well placed in the right location of my yard to ensure clean water delivery.

  • John

    Written on

    I didn’t know wells could be dug or drilled. I assumed they were all drilled! If you have well water it’s important to get a filter since the water is natural.

  • Rachel Frampton

    Written on

    Thanks for your article! My husband and I are considering purchasing a home that has a well but we were unsure of whether it would be safe to use. I really liked your suggestion about doing a comprehensive water test as part of the home inspection. This will give us a lot of peace of mind as we decide if this home will work for us.

  • Amy Winters

    Written on

    Thanks for pointing out the importance of getting accurate testing and inspection when moving into a home with a well. My husband and I are very interested in “getting off the grid” and are thinking of buying a home with a well. We’ll definitely make sure to have the quality of the water professionally tested!

  • Kelly B

    Written on

    We are under contract for a home with a well. The water test results came back with a pH level of 5.7 which is below the EPA limit. The inspection company recommended a soda ash system to neutralize the water for $1595. Is this something that would be reasonable to negotiate with the seller to install (we are buying the house at full price by the way)?

    • Deborah Rutter

      Written on

      Hello Kelly,

      Depending on what state you are contracted in, asking the sellers to participate may be an option. Paying full price is not specifically relevant (agreeing to pay full price is an option and choice, not a requirement) and should be taken into the context of all the other issues (market conditions, timing, other rejected offers, your need to close, your financial abilities, etc). Depending on those factors, start with a full-ask for the entire amount, then half that. It should be addressed no matter who pays. Indeed, asking for more than one quote and asking for a credit for the lowest one is often a good-faith approach.

      ~ Deborah Rutter

  • adrain

    Written on

    The National Ground Water Association (NGWA) recommends that well owners get a yearly upkeep checkup and water test.

  • Jonathan

    Written on

    When we bought our home in the country it had a water softener installed which was amazing. But we still had issues with some rust and sediment in the lines. We installed a triple water filtration system and the results were night and day. It removed the classic well water smell and the taste improved a lot. There is a review about it here if you want to see how it works. https://youtu.be/Q0FNLAlYxH0

  • Ridley Fitzgerald

    Written on

    We’re actually looking at buying a home with a well, so thanks for this. I like how you said that every well depends on some sort of pump to get water to the house. We haven’t asked about the pump, but we’ll see what kind of shape that’s in.

  • Yoshiko Flora

    Written on

    Thanks for the great tip to get regular inspections for a home well to detect cracked or damaged well casing. If I were to have this done while looking for houses with wells, I would find a water well drilling service first. With their help, they can ensure that the existing water is potable and safe to drink from. Also, a homeowner can ask them to create a new one if the first well dried out over time.

  • Dee Thrower

    Written on

    Purchased a new home build in Stafford county in May 2018, has its on private well VA purchased, getting home refinanced in April 2019, VA request water well test, had test done by certified Tester, well water did not pass test, outside water faucet were water was collected from, it bypasses the filtration system, home is less than a year old, spoke with builder, he has pushed it off on to the company who dug the well, what should I do

  • Deborah Rutter

    Written on

    Hi Dee: The company who dug the well isn’t going to be able able to help you with the actual inspection results. The well taps into a large underground aquifer so if the test performed doesn’t pass, it could have been a number of reasons. The test itself was not performed correctly, the lab made a mistake, the hands of the tester were contaminated, the vessel wasn’t clean…a myriad of reasons. Bacteria Coliform (BC) is the most common test performed. If that was indeed the one, it should have been tested post-filtration. If you were not home when the tester came by and they decide to use the outside spigot, have a re-test done. You can drop a sample off to a local lab. Bacteria Coliform is not uncommon but typically not acceptable but that number can fluctuate depending on rainfall, cleanliness of the path from the well pump to the container used, even the temperature of the sample prior to testing.

  • Amy Winters

    Written on

    As I was reading your article, you state that wells should be clear of all debris, regardless of the type of construction used to create the well. My husband and I moved to a home where we use well water instead of city water, and we love it. I assume that geosteering was used to help create the well on my property.

  • Daphne Gilpin

    Written on

    Thanks for explaining that wells can be driven, dug, or drilled, but they all rely on a pump to get the water to the home regardless of how they’re installed. My husband and I just bought some land in the country and and are interested in having a well installed to use as a water source on the property. I’m glad I read your article because you helped me feel more prepared to talk with professionals about what method of water well installation would be best for our land.

  • rick

    Written on

    we are attempting to buy home here in Missouri and it is outside the city. we just had water tested and it came back bacteria but no ecoli. now we will have to get 2 more water test after it is treated. this is our first home with a well.

  • Gregg

    Written on

    What can I do if my broker forgets yes I said FORGETS ,to have the well inspected and I purchase the property and 12 hours later I have no water?

    • Jasmine Bible

      Written on

      I am so sorry that happened to you. In most states, it’s the buyer’s responsibility to arrange for inspections, but every state and market is different. Even if the well was inspected, the pump might not have been. As with anything on a property, things break, malfunction, and stop working at some point…even hours, days, weeks and months after closing, and they are the responsibility of the purchaser. You should check with your contract and local laws to determine what your options might be.

  • Mitch

    Written on

    Thanks for posting all of this information. The public doesn’t understand the quality of well water.

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