SC By SCWS Team | February 2, 2026 | 14 min read
Selling a Home With a Private Well: Complete Guide
Planning to sell your home with a private well? While private wells are common in rural and suburban California, they add complexity to real estate transactions that sellers need to understand. From water testing requirements to disclosure obligations, being prepared can mean the difference between a smooth closing and a deal that falls through. This comprehensive guide covers everything you need to know to successfully sell your well-equipped property.
âś… Pre-Sale Well Checklist
- • Get a professional well inspection ($200-$400)
- • Have water tested for bacteria and nitrates ($150-$300)
- • Gather well documentation (permits, logs, service records)
- • Complete California disclosure forms accurately
- • Address any issues before listing if possible
- • Be prepared for buyer inspection requests
California Well Disclosure Requirements
California law requires sellers to disclose known material facts about their property, including the water source and any known issues. Here's what you need to know:
Required Disclosure Forms
| Form | Well-Related Items | Required? |
|---|---|---|
| Transfer Disclosure Statement (TDS) | Water source, known defects, shared systems | Yes - all residential sales |
| Seller Property Questionnaire (SPQ) | Well age, repairs, water quality issues | Common but not legally required |
| Natural Hazard Disclosure (NHD) | Groundwater hazard zones | Yes - all residential sales |
| Well Disclosure (if shared) | Shared well agreement, easements | Yes - if well is shared |
What You Must Disclose
You're required to disclose any known material facts about your well. This includes:
- Water source: That the property uses a private well (not municipal water)
- Known problems: Any current or past issues with water quality, quantity, or equipment
- Repairs and maintenance: Significant work done on the well system
- Water quality: Results of any water tests you've had done
- Shared well status: Whether the well serves multiple properties and any agreements
- Well location: If you know of any setback issues or non-compliance
- Permits: Whether the well was properly permitted
⚠️ Important: "Known" Is Key
You're required to disclose what you know. You're not required to investigate or test—but if you've had tests done and know there's an issue, you must disclose it. This is why some sellers choose not to test before listing, while others prefer to test and address issues proactively.
For more detailed information about California well disclosure obligations, see our guide to California well disclosure requirements.
Pre-Sale Well Inspection: Should You Do It?
A significant decision for sellers is whether to get a well inspection before listing. Here are the pros and cons:
âś… Benefits of Pre-Inspection
- • Identify issues before they surprise buyers
- • Address problems on your timeline, not under pressure
- • Price the home accurately
- • Builds buyer confidence
- • Reduces negotiation stress
- • May avoid deal-breaking surprises
⚠️ Potential Drawbacks
- • Creates disclosure obligation for findings
- • Cost may not be recovered if sale falls through
- • Buyer may want their own inspection anyway
- • Could reveal expensive problems
- • Some issues better handled as credits
Our recommendation: For most sellers, a pre-inspection makes sense. The transparency builds trust, and knowing your well's condition helps you price appropriately and negotiate confidently. The cost ($200-$400) is minimal compared to the risk of a deal falling apart during escrow.
What Does a Well Inspection Include?
A comprehensive well inspection for real estate transactions typically includes:
🔍 Standard Well Inspection Components
Flow Rate Test (GPM)
Measures well production capacity—critical for buyer confidence and loan approval
Pump Performance Test
Verifies pump operates correctly, checks pressure, and identifies worn components
Pressure Tank Inspection
Checks tank condition, pressure settings, and identifies waterlogged tanks
Wellhead Inspection
Verifies sanitary seal, cap condition, and above-ground components
Static Water Level
Measures water level at rest—important baseline for well health
Visual Well Log Review
Reviews available documentation and county records
Optional Advanced Inspections
- Video camera inspection ($300-$600): Provides visual of casing condition, screens, and potential obstructions
- Extended pump test (4+ hours): More accurate assessment of sustained yield
- Complete water quality panel ($200-$500): Tests beyond basic bacteria and nitrates
For more details on well inspections, see our guide to well video inspections.
Water Testing Requirements
Water testing is where many real estate transactions involving wells get complicated. Different buyers and lenders have different requirements:
Common Testing Requirements
| Test | Who Requires It | Cost | What It Checks |
|---|---|---|---|
| Coliform Bacteria | Most lenders, FHA, VA | $30-$50 | Bacterial contamination |
| Nitrates | Most lenders, FHA, VA | $30-$50 | Agricultural/septic contamination |
| Nitrites | FHA, VA | $20-$40 | Recent contamination |
| Lead | Some lenders, older homes | $30-$50 | Lead in plumbing/well |
| Arsenic | Some areas, buyer request | $30-$50 | Natural occurrence |
| Full Panel | Comprehensive, buyer peace of mind | $150-$400 | Multiple parameters |
FHA and VA Loan Requirements
If your buyer is using an FHA or VA loan, expect stricter requirements:
đź“‹ FHA/VA Well Requirements
- • Water quality: Must test negative for coliform and meet nitrate limits
- • Setbacks: Well must meet current setback requirements (50' from septic tank, 100' from leach field)
- • Adequate supply: Well must demonstrate adequate production
- • Proper construction: Well must meet local code requirements
- • Shared wells: Special requirements for shared well agreements
Learn more about well setback requirements to understand compliance issues.
Common Issues That Affect Sales
Here are the most common well-related issues that can complicate or derail a home sale, and how to address them:
1. Failed Bacteria Test
The Problem:
Coliform bacteria present in water sample—the most common test failure.
The Solution:
Shock chlorination (cost: $200-$400) kills bacteria. Wait 2 weeks, then retest. If bacteria persists, investigate contamination source—may need well repairs or UV treatment system.
Impact on Sale:
Usually minor delay if chlorination works. Persistent bacteria may require credits for UV system ($1,500-$3,000).
2. Low Water Production
The Problem:
Well produces less than 3-5 GPM—may not meet buyer or lender requirements.
The Solution:
Options include well rehabilitation (hydrofracturing, acidization), installing larger storage tank, or drilling a new well. Cost ranges from $2,000 for rehabilitation to $15,000+ for new well.
Impact on Sale:
Can be a deal-breaker, especially for FHA/VA loans. May require significant price reduction or seller-paid improvements.
3. No Well Permit or Records
The Problem:
Well was drilled before permits required, or records are missing—common for older properties.
The Solution:
Contact county to research records. Some counties allow "registration" of unpermitted wells. May need well inspection to document current condition for buyers.
Impact on Sale:
Varies by lender. Conventional loans usually accept undocumented wells if functioning properly. FHA/VA may have issues.
4. Setback Violations
The Problem:
Well is too close to septic system or property lines by current standards.
The Solution:
If well predates current requirements, it may be grandfathered. Otherwise, options include abandoning well and drilling new one, or relocating septic system. A well professional can advise on specific situations.
Impact on Sale:
FHA/VA loans typically won't approve non-compliant wells. Conventional lenders may accept with disclosure.
5. Aging Well Equipment
The Problem:
Pump is 15+ years old, pressure tank is waterlogged, or other equipment is failing.
The Solution:
Replace or repair as needed. Pump replacement costs $1,000-$3,000, pressure tanks $300-$1,500. Consider replacing before listing or offering credit to buyer.
Impact on Sale:
Usually resolved through credits or seller repairs. Rarely kills a deal if other aspects are good.
Preparing Your Well for Sale
Here's a step-by-step approach to preparing your well system for sale:
đź“ť Pre-Sale Well Preparation Timeline
3+ Months Before Listing
- Schedule professional well inspection
- Order comprehensive water test
- Gather all well documentation (permits, logs, service records)
2 Months Before Listing
- Address any issues found during inspection
- If bacteria present, shock chlorinate and retest
- Make necessary repairs (pump, tank, etc.)
1 Month Before Listing
- Complete disclosure forms accurately
- Organize all documentation for buyer review
- Discuss well condition with your real estate agent
At Listing
- Make inspection report and test results available
- Be prepared to answer buyer questions
- Know your well's history and condition
Negotiating Well-Related Issues
When well issues arise during escrow, here are common negotiation approaches:
đź’° Price Reduction
Reduce sale price by repair cost, letting buyer handle repairs after closing
🔧 Seller Repairs
Seller fixes issues before closing—provides buyer certainty
đź’µ Closing Credits
Credit buyer at closing for anticipated repair costs
đź“‹ Escrow Holdback
Funds held in escrow until repairs completed post-closing
Shared Wells: Special Considerations
If your property has a shared well serving multiple homes, additional preparation is needed:
- Written agreement: Locate or create a formal shared well agreement
- Cost sharing: Document how maintenance and repairs are divided
- Access easements: Ensure legal access to well for all parties
- Transfer provisions: Understand how the agreement transfers with property sale
- Neighbor notification: Inform other well users of pending sale
⚠️ Shared Well Alert
Some lenders won't finance properties with shared wells, or require specific language in shared well agreements. FHA loans have particular requirements for shared well documentation. Discuss with your agent and the buyer's lender early in the process.
How SCWS Can Help Sellers
Southern California Well Service provides comprehensive support for homeowners preparing to sell:
🏠Pre-Sale Well Services
Complete Well Inspection
Comprehensive evaluation with detailed written report
Water Quality Testing
Certified lab tests meeting lender requirements
Shock Chlorination
Address bacteria issues before listing
Equipment Repairs
Fix pumps, tanks, and other components
Documentation Support
Help locate permits and county records
Buyer Inspection Response
Quick turnaround on escrow-related requests
Frequently Asked Questions
Do I need a well inspection before selling my home in California?
While California doesn't legally mandate well inspections before sale, most buyers and lenders require them. A professional well inspection can identify issues before they derail your sale and provides documentation that protects you as a seller. Most real estate transactions involving private wells include inspection contingencies.
What well disclosures are required when selling a home in California?
California requires sellers to disclose known material facts about the property's water source, including: that the home uses a private well (not municipal water), any known well problems or repairs, water quality issues you're aware of, well age if known, shared well agreements, and any permits or violations. These are typically disclosed on the Transfer Disclosure Statement (TDS) and Seller Property Questionnaire (SPQ).
What water tests are typically required when selling a home with a well?
Lenders typically require testing for coliform bacteria, nitrates, and sometimes nitrites. FHA and VA loans have specific requirements. Many buyers also request tests for pH, hardness, iron, manganese, and total dissolved solids. In agricultural areas, arsenic testing is often requested. Testing typically costs $150-$500 depending on the panel.
Can a bad well kill a home sale?
Yes, significant well problems can derail a sale. Common deal-breakers include failed water quality tests (especially bacteria), inadequate water flow (low GPM), unpermitted wells, wells that don't meet current setback requirements, and major equipment failures. However, many issues can be resolved with proper treatment, repairs, or price adjustments.
How much does a well inspection cost when selling a home?
A basic well inspection costs $200-$400 and includes pump performance testing, pressure system evaluation, and visual inspection. Comprehensive inspections with water testing range from $400-$800. Video camera inspections for well casing condition cost an additional $300-$600. Many sellers opt for comprehensive inspections to avoid surprises.
Who typically pays for well inspection when selling a home?
This is negotiable. In California, buyers often pay for inspections as part of their due diligence. However, some sellers opt to pre-inspect to identify and address issues before listing. Who pays for repairs is also negotiable and often split or credited through price adjustments.
What happens if well water fails a bacteria test during escrow?
If coliform bacteria is detected, the well typically needs shock chlorination (cost: $200-$400) followed by re-testing. Most sales proceed after successful treatment. If bacteria persists, the well may need repairs to address the contamination source, or a UV treatment system may be installed. Buyers may request credits or repairs as a condition of proceeding.
Do FHA or VA loans have special well requirements?
Yes, both FHA and VA loans have specific requirements. Wells must meet local codes and setback requirements, water must test safe for coliform and nitrates, the well must provide adequate water supply, and proper documentation must exist. FHA specifically requires wells to be at least 50 feet from septic tanks and 100 feet from septic drain fields.
Preparing to Sell Your Home With a Private Well?
Don't let well issues surprise you during escrow. Contact SCWS for a pre-sale well inspection and water test. We'll identify any concerns, recommend solutions, and help ensure a smooth transaction. Our reports meet lender requirements and give buyers confidence.
