Well Inspection Before Buying a Home

Why Get a Well Inspection

Hidden Expenses

• New pump: $1,500-$4,500
• Casing repair: $3,000-$15,000
• Water treatment: $1,000-$5,000
• New well (if needed): $15,000-$50,000

What You Can't See

• Pump condition (underwater)
• Casing integrity
• True yield
• Water quality issues

Leverage for Negotiation

• Problems = negotiating power
• Request repairs or price reduction
• Or walk away if serious

Peace of Mind

• Know what you're buying
• Plan for future maintenance
• Understand your water system

What a Well Inspection Includes

Flow Rate/Yield Test

• How many GPM the well produces
• Should run 4+ hours ideally
• Short tests can be misleading
• Minimum needed: 3-5 GPM for home

Water Quality Testing

• Bacteria: Coliform, E. coli
• Nitrates: Contamination indicator
• Minerals: Iron, manganese, hardness
• pH: Acidity/alkalinity
• Optional: Arsenic, radon, lead (area-dependent)

Visual Inspection

• Wellhead condition
• Well cap/seal
• Surface grading (water draining away?)
• Setbacks from septic, etc.

Equipment Check

• Pressure tank condition
• Pressure switch
• Control box (if 3-wire)
• Electrical connections
• Age of equipment

System Test

• Pressure range (cut-in/cut-out)
• Pump amp draw
• Cycling behavior
• Any unusual sounds

Records Review

• Well completion report
• Depth, casing info
• Original yield
• Maintenance history

Red Flags to Watch For

Immediate Concerns

• Bacteria present: Needs disinfection, may indicate contamination path
• Nitrates over 10 ppm: Contamination, health hazard
• Very low yield (under 3 GPM): May not meet household needs
• Arsenic present: Needs treatment system

Equipment Issues

• Pump age over 12-15 years
• Rapid cycling (waterlogged tank)
• Unusual pump noises
• High amp draw (pump struggling)
• Visible rust/corrosion

Well Issues

• Sand or sediment in water
• Damaged well cap
• Surface water pooling near well
• No well records available
• Evidence of past problems

When to Walk Away

• Seriously contaminated water
• Yield too low to fix
• Major casing failure
• Seller won't address problems

Questions to Ask

Ask the Seller

• When was the well drilled?
• How deep is it?
• When was pump last replaced?
• Any water quality issues?
• Any past problems?
• Do you have records?

Ask the Inspector

• What's the recovery rate?
• Is yield adequate for the house?
• What's the condition of equipment?
• Expected lifespan of pump?
• Any treatment needed?
• What should I budget for maintenance?

Request Documents

• Well completion report
• Water quality test history
• Pump invoice/warranty
• Treatment system info

Inspection Costs

Typical Pricing

Worth the Investment

• $300-$500 inspection
• Can reveal $5,000-$30,000+ in problems
• Or confirm everything is good
• Either way, valuable information

Frequently Asked Questions

What does a well inspection include?

Flow test, water quality testing, visual inspection of wellhead and equipment, pressure tank check, electrical inspection.

Should I get a well inspection before buying?

Yes—always. Wells can have expensive hidden problems. Make it a contingency in your offer.

Who pays for the well inspection?

Usually the buyer, as part of due diligence. Sometimes negotiable.

What if the well fails inspection?

Negotiate repairs, price reduction, or walk away. Depends on severity and seller willingness.

Is FHA/VA well inspection different?

May have additional requirements (water quality, distance from septic). Lender specifies requirements.