Buying Property With a Well: Complete Due Diligence Guide

Request These Documents

Well Log (Driller's Report)

• Date drilled
• Total depth
• Casing depth and diameter
• Static water level at drilling
• Yield at drilling
• Geology encountered

Permits

• Original drilling permit
• Any modification permits
• County well registration (if required)

Service Records

• Pump installation/replacement dates
• Past repairs
• Any rehabilitation work

Water Test History

• Past water quality tests
• Any treatment installed
• Known issues

If Documents Unavailable

Not uncommon for older properties. Not a deal-breaker, but increases importance of professional inspection. May be able to get some info from county records.

Water Quality Testing

Essential Tests

• Bacteria (coliform, E. coli): Safety critical
• Nitrates: Health risk, especially for infants
• pH: Affects pipes and taste

Recommended Additional Tests

• Iron and manganese (staining)
• Hardness (scale, appliance wear)
• TDS (total dissolved solids)
• Arsenic (if regional concern)
• Lead (especially older homes)

Testing Cost

• Basic panel: $50-$150
• Comprehensive panel: $200-$400
• Use certified lab for valid results

What Results Tell You

• Safe to drink as-is?
• Treatment needed? What kind?
• Potential cost of treatment

Flow Rate & Yield

Why It Matters

• Can well meet your water needs?
• Adequate for household size?
• Supports irrigation plans?

What You Need

Flow Test

• Professional yield/flow test: $200-$500
• Runs pump, measures sustained output
• Checks recovery rate
• Worth the investment

Low Yield Solutions

Low yield doesn't have to be a deal-breaker if:

• Storage tank can buffer supply
• Water needs are modest
• Price reflects the limitation

Equipment Assessment

Pump

• Age? (typical life 10-15 years)
• Type? (submersible, jet)
• HP rating matches well depth?
• Signs of problems?

Pressure Tank

• Age? (typical life 10-15 years)
• Type? (bladder, diaphragm)
• Waterlogged? (tap test)
• Proper air charge?

Wellhead

• Sanitary cap installed?
• Proper grading (water drains away)?
• No damage or cracks?
• Meets code requirements?

Treatment Equipment

• What's installed and why?
• Age and condition?
• Maintenance requirements?
• Operating properly?

Professional Well Inspection

What's Included

• Visual wellhead inspection
• Equipment assessment
• Operational testing
• Water level measurement
• Flow/pressure check
• Report with findings

Cost

• Basic inspection: $200-$400
• With flow test: $400-$700
• Full + camera inspection: $500-$1,000

Who to Hire

• Licensed well contractor
• Experience with residential wells
• Written report provided

Red Flags to Watch For

Serious Concerns

• Bacteria in water (contamination)
• Very low yield (may not meet needs)
• No well log or documentation
• Old pump (15+ years) never replaced
• Seller reluctant to allow testing
• History of problems

Moderate Concerns (Fixable)

• Hard water (softener needed)
• Iron or manganese (filtration)
• Old pressure tank (replace)
• Missing well cap (install one)

Potential Deal-Breakers

• Contamination that can't be treated
• Well yield too low for reasonable use
• Unpermitted well (may need abandonment)
• Major structural issues with well

Negotiating Based on Findings

Request Repairs Before Close

• New pump if current is failing
• New pressure tank if needed
• Water treatment installation
• Wellhead repair/compliance

Request Price Reduction For

• Anticipated pump replacement
• Treatment system needed
• Low yield (reduced utility)
• Other deficiencies

Credit at Closing

Alternative to repairs: credit allows you to hire your own contractor after purchase.

Walk Away If

• Issues are too expensive to fix
• Well can't meet your needs
• Seller won't negotiate fairly

We service all major pump brands including Franklin Electric, Grundfos, Goulds (Xylem), and Sta-Rite (Pentair). Our trucks carry common parts and components for same-day repairs.

Frequently Asked Questions

What should I check when buying a house with a well?

Water quality test, flow/yield test, equipment condition, well documentation. Budget $300-$800 for proper evaluation.

Is a well inspection necessary?

Strongly recommended. Much cheaper than discovering problems after purchase. Basic inspection + water test: $250-$600.

What if there's no well log?

Common with older wells. Not a deal-breaker but increases inspection importance. May get info from county records.

Who pays for well inspection?

Typically buyer (part of due diligence). Can sometimes negotiate seller payment.

Can I require seller to fix well problems?

You can negotiate. Request repairs, price reduction, or closing credit. Seller isn't obligated but may agree to save the deal.