By SCWS Team
Published February 17, 2026 · 12 min read
That beautiful rural property comes with something you may not have experience with: a private water well. Unlike municipal water where you pay a bill and someone else handles everything, a private well makes you responsible for your own water supply—the equipment, quality, and quantity.
This responsibility isn't necessarily a burden—many well owners appreciate the independence, cost savings, and often superior water quality. But buying a home with a well requires due diligence that differs from a typical home purchase. Here's everything you need to know.
Pre-Purchase Checklist
- ✅ Request well records/documentation from seller
- ✅ Order comprehensive water quality test
- ✅ Schedule professional well inspection and flow test
- ✅ Review California disclosure requirements
- ✅ Get repair/replacement estimates for any issues
- ✅ Understand ongoing maintenance requirements
Getting Well Documentation
Start by requesting all available documentation about the well. This includes:
- Well completion report (well log): Shows depth, geology, construction details, and initial yield. Filed with the California Department of Water Resources.
- Pump and equipment records: When installed, specifications, warranties
- Past water quality tests: Historical test results
- Maintenance records: Service history, repairs performed
- Permits: Drilling permit, any modification permits
Many sellers won't have all of this—especially for older wells. You can request the well log from the state if the seller doesn't have it, though records before 1950 may not exist.
Tip: Missing documentation isn't necessarily a red flag, but it does mean you need more thorough inspection. Older wells without records require more scrutiny to understand what you're buying.
Water Quality Testing
Water quality testing is non-negotiable when buying a property with a well. Unlike municipal water that's continuously tested and treated, well water quality is entirely dependent on your specific well and aquifer.
Essential Tests
- Coliform bacteria: Indicates potential contamination—presence is a red flag
- Nitrates: From fertilizers or septic systems; health concern, especially for infants
- pH: Affects corrosion, treatment needs, and taste
- Iron and manganese: Cause staining and taste issues
- Hardness: Affects appliances and soap performance
- Total Dissolved Solids (TDS): Overall mineral content
California-Specific Tests
- Arsenic: Naturally occurring in many California aquifers—serious health concern
- Chromium-6: Industrial and natural contamination in some areas
- Uranium: In some granite-derived aquifers
- Fluoride: Natural occurrence varies by area
A comprehensive test panel costs $150-$400 through a certified laboratory. The seller may offer to provide test results, but order your own testing—tests performed by someone with an interest in the sale aren't as reliable as independent testing.
Professional Well Inspection
A well inspection goes beyond water testing to evaluate the entire system—well construction, pump equipment, pressure system, and performance.
What a Good Inspection Covers
- Visual inspection: Well cap, casing, and visible components
- Flow rate testing: GPM over extended period (minimum 4 hours)
- Recovery rate: How quickly the well recharges after pumping
- Static water level: Depth to water when not pumping
- Pump performance: Age, condition, efficiency
- Pressure system: Tank condition, pressure settings
- Electrical: Wiring, control box, pressure switch
Understanding Flow Testing
Flow rate testing is critical—it tells you whether the well can actually support the household's water needs. A proper flow test should run at least 4 hours, ideally longer. This extended testing reveals issues that a quick test won't catch.
- 5+ GPM: Adequate for most homes
- 3-5 GPM: Marginal—may need storage tank, careful water use
- 1-3 GPM: Low—requires significant infrastructure and lifestyle adjustments
- Under 1 GPM: Problematic—may need new well or supplemental source
Don't accept "we ran a faucet for 10 minutes" as a flow test. Short tests don't stress the well enough to reveal recovery problems.
California Disclosure Requirements
California law requires sellers to disclose known material facts about a property. For wells, this includes known issues with water quality, quantity, or equipment.
The Transfer Disclosure Statement (TDS) asks sellers about water supply, including whether there have been problems. However, many sellers genuinely don't know the condition of their well—especially if they've never had problems or never tested.
Don't rely solely on disclosure. The seller can only disclose what they know, and many well issues aren't apparent until tested. Your independent inspection and testing are essential.
Learn more in our California well disclosure guide.
What to Negotiate
If the inspection reveals problems, you have negotiation leverage. Common items to address:
| Issue | Typical Cost | Negotiation |
|---|---|---|
| Old pump (15+ years) | $1,500-$3,000 | Replace before close or credit |
| Failed pressure tank | $300-$800 | Seller replace |
| Water quality issues | $1,500-$4,000+ | Treatment system or credit |
| Low yield | $5,000-$20,000+ | Major issue—price reduction or walk away |
| Well rehabilitation needed | $2,000-$5,000 | Credit or escrow holdback |
Red Flags to Watch For
Walk Away If You Find:
- • Well yield under 1 GPM with no storage system
- • Contamination requiring extensive treatment
- • Structural problems with the well casing
- • No well at all (shared well with poor agreement)
- • Seller unwilling to allow testing
- • Recent history of well failures
Frequently Asked Questions
Should I get a well inspection before buying a home?
Absolutely. A pre-purchase well inspection ($200-$500) can identify problems that cost thousands to fix—failed pumps, inadequate yield, contaminated water, or improper construction. The inspection should include flow rate testing, water quality testing, and visual inspection of all accessible components. It's as important as a home inspection.
What water tests should I request before buying?
At minimum: coliform bacteria, nitrates, pH, hardness, iron, manganese, and TDS. In California, also test for arsenic (common in some areas). For properties near agriculture, add pesticides. Near old mines or industrial sites, add heavy metals. A comprehensive test costs $150-$400 but reveals issues that affect health and require expensive treatment.
How do I know if a well produces enough water?
A flow test measures gallons per minute (GPM) over an extended period. For a typical home, 5+ GPM is adequate; 3-5 GPM is marginal; under 3 GPM may require storage tanks or lifestyle adjustments. The test should run at least 4 hours, ideally longer, to stress the well and reveal recovery issues. Don't accept 'we ran a faucet for 10 minutes' as a flow test.
Can I negotiate well repairs before buying?
Yes, and you should. If the inspection reveals problems—old equipment, failed components, water quality issues—negotiate repairs or price reduction. Common negotiation items: pump replacement ($1,500-$3,000), pressure tank replacement ($300-$800), water treatment system ($1,500-$4,000), or well rehabilitation ($2,000-$5,000). Get repair estimates to support your negotiation.
What should be disclosed about a well when buying in California?
California requires sellers to disclose known material facts about the property, including well issues. The Transfer Disclosure Statement (TDS) and Natural Hazard Disclosure (NHD) should address water supply. Sellers must disclose known problems like low yield, contamination, or system failures. However, many sellers don't know their well's actual condition—don't rely solely on disclosure.
Need a Pre-Purchase Well Inspection?
We provide comprehensive well inspections for home buyers throughout San Diego and Riverside Counties. Get the information you need before closing.
Call (760) 463-0493