By SCWS Team
Published February 17, 2026 · 9 min read
Selling a home with a well requires preparation beyond typical real estate transactions. Buyers will have questions about water quality, quantity, and system condition. Being proactive—with inspections, documentation, and proper disclosure—makes for smoother sales at better prices.
Pre-Sale Well Checklist
- ☐ Professional well inspection
- ☐ Comprehensive water quality test
- ☐ Gather all documentation (well log, service records)
- ☐ Address any known problems
- ☐ Prepare disclosure information
- ☐ Create well information packet for buyers
Why Pre-Sale Inspection Matters
Discovering well problems during buyer inspection puts you in a weak negotiating position. You're under contract pressure with limited time. Buyers may overestimate repair costs or simply walk away.
Pre-listing inspection gives you control. You can address issues at your pace, get multiple repair quotes, or price the property appropriately. Clean inspection results become a selling point.
Water Testing
Get comprehensive water testing 2-3 months before listing. At minimum test for:
- Bacteria (coliform, E. coli)
- Nitrates
- pH and hardness
- Iron and manganese
- Total dissolved solids
Consider testing for arsenic, uranium, and other contaminants common in your area. Your county health department or a certified lab can advise on recommended tests.
Disclosure Requirements
California requires disclosure of known material facts. For wells, this includes:
- Water source (well vs. other)
- Known quality problems or failed tests
- Quantity issues (low yield, seasonal problems)
- Equipment age and condition
- Shared well arrangements
- Required treatment systems
- Any ongoing problems
When in doubt, disclose. Non-disclosure of known problems creates liability. Honest disclosure protects you legally and builds buyer trust.
Documentation to Gather
- Well completion report: Filed with the state when drilled (well log)
- Service records: Pump installations, repairs, maintenance
- Water test results: Historical and current testing
- Equipment manuals: Pump, tank, treatment system documentation
- Shared well agreements: If applicable
- Permits: Well permit, any modification permits
Create a folder with copies of everything. Buyers appreciate organized information—it builds confidence in your property management.
What to Fix Before Selling
Must Fix
- Safety issues (contamination)
- Non-functioning equipment
- Code violations
Should Consider
- Aging equipment likely to fail soon
- Low pressure issues
- Cosmetic wellhead problems
Maybe Later
- Upgrades beyond basic function (constant pressure systems, etc.)
- Major investments unlikely to return full value
Discuss with your real estate agent what your market expects. Some areas have buyers who accept older equipment; others expect turnkey condition.
Frequently Asked Questions
Should I get a well inspection before selling my home?
Yes—a pre-listing well inspection and water test gives you advantages. You can address problems before buyers discover them, price the property appropriately, avoid last-minute negotiation surprises, and present clean test results as a selling point. Buyers with their own inspections may still find issues, but you'll be prepared.
What do I need to disclose about my well?
California requires disclosure of known material facts. For wells, disclose: known water quality issues, quantity problems, equipment failures or repairs, contamination history, shared well arrangements, treatment requirements, and any ongoing issues. If it could affect a buyer's decision, disclose it. When in doubt, disclose.
Will having a well hurt my property value?
Not necessarily—many buyers prefer well water for its quality and zero monthly water bills. However, problem wells (low yield, contamination, old equipment) can hurt value. A well-maintained system with good test results is neutral or positive. Documentation and recent service records add value. The key is presenting your well as reliable.
What repairs should I make before selling?
Address safety issues (contamination), reliability concerns (failing pump), and obvious problems (low pressure). Major investment decisions depend on your market—expensive upgrades may not return full value. At minimum: current water test, functioning pump, proper pressure, and no visible problems. Discuss with your agent what your market expects.
Pre-Sale Well Inspection
Get your well ready for market with professional inspection and documentation. We provide detailed reports suitable for real estate transactions.
Call (760) 463-0493