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.
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.
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.
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.
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.
