Well Inspection Checklist: What to Check Before Buying Property
📋 In This Guide
Quick Answer: Before buying property with a well, get: well completion report, water quality test (bacteria + full panel), flow test, equipment inspection, and verify setback compliance. A professional well inspection costs $300-$600 and can save thousands in surprise repairs.
Documentation to Request
Essential Documents
- ☐ Well completion report: Drilling records, depth, casing, yield at drilling
- ☐ Pump specifications: Brand, model, HP, GPM rating, install date
- ☐ Service history: Any repairs, replacements, issues
- ☐ Water test results: Any previous testing
- ☐ Permit records: Original well permit
What These Tell You
| Document | What You Learn |
|---|---|
| Well completion report | Well construction quality, original yield, geological conditions |
| Pump specs | Equipment age, capacity, replacement timeline |
| Service history | Recurring problems, maintenance quality |
If Documents Missing
Not a dealbreaker, but budget for uncertainty. Professional inspection becomes more important. County may have well permit records.
Water Quality Testing
Minimum Tests (Required)
- ☐ Coliform bacteria: Indicates contamination pathway
- ☐ E. coli: Indicates fecal contamination
- ☐ Nitrates: From fertilizers, septic; health hazard
Recommended Additional Tests
- ☐ pH: Affects corrosion, treatment
- ☐ Hardness: Affects appliances, soap
- ☐ Iron: Staining, taste issues
- ☐ Manganese: Staining, potential health concern
- ☐ TDS: Total dissolved solids
- ☐ Arsenic: If area has known issues
Test Costs
- Basic bacteria/nitrates: $50-$100
- Standard panel: $150-$250
- Comprehensive: $300-$500
Who Pays?
Negotiate as part of home inspection. Often buyer pays, but can request seller cover if issues found.
Flow/Yield Test
Why It Matters
The well completion report shows yield at drilling—but that was years ago. Current yield may be different. You need to know if the well can support your household.
Minimum Acceptable
- 3-5 GPM: Adequate for most homes with storage
- 5-10 GPM: Comfortable for typical family
- 10+ GPM: Excellent, handles peak demand easily
- Under 3 GPM: May need storage tank system
Recovery Test
Professional test should include recovery—how quickly well recharges after drawdown. Important for actual usage.
Test Cost
$200-$400 for professional flow test
Equipment Inspection
Pump
- ☐ Age (typical life 8-15 years)
- ☐ Brand and quality
- ☐ Running amps (compared to specs)
- ☐ Unusual sounds
Pressure Tank
- ☐ Age and condition
- ☐ Proper air charge
- ☐ No waterlogged symptoms
- ☐ No rust or damage
Pressure Switch & Controls
- ☐ Clean contacts
- ☐ Proper settings
- ☐ No corrosion
Wellhead
- ☐ Secure well cap
- ☐ No damage or gaps
- ☐ Proper grading (drainage away)
- ☐ No standing water nearby
Treatment Equipment
- ☐ Age and condition of any filters
- ☐ Softener working properly
- ☐ Filter replacement schedule
Red Flags
- Pump cycling frequently (short cycles)
- Pressure tank feels completely full or empty
- Burned or corroded electrical
- Visible well cap damage
Setbacks & Compliance
Typical Required Setbacks
| From | Required Distance |
|---|---|
| Septic tank | 50-100 feet |
| Leach field | 100-150 feet |
| Property line | 5-10 feet |
| Buildings | 5-10 feet |
Why It Matters
- Non-compliant wells may have contamination risk
- May affect property value or insurability
- Future changes may be restricted
How to Verify
Check county records or have surveyor mark well location against septic/property lines.
Red Flags
Walk Away (or Major Negotiation)
- Bacteria present in water test
- High nitrates (above 10 mg/L)
- Well yield under 1 GPM with no storage system
- Well violates setbacks from septic
- Evidence of contamination sources nearby
- No well documentation and seller won't allow testing
Negotiate Repair Credit
- Old pump (10+ years)
- Waterlogged pressure tank
- Minor water quality issues (hardness, iron)
- Well cap needs replacement
Budget for Improvement
- Treatment equipment needed
- Low yield requiring storage tank
- Equipment at end of life
Printable Inspection Checklist
Documentation
- ☐ Well completion report obtained
- ☐ Pump specifications recorded
- ☐ Service history reviewed
- ☐ Previous water tests reviewed
Water Testing
- ☐ Bacteria test (coliform, E. coli) — Result: _____
- ☐ Nitrates test — Result: _____
- ☐ Full panel test — Notes: _____
Well Performance
- ☐ Flow test completed — GPM: _____
- ☐ Recovery test — Notes: _____
Equipment
- ☐ Pump age: _____ years
- ☐ Pump condition: Good / Fair / Poor
- ☐ Pressure tank condition: Good / Fair / Poor
- ☐ Well cap secure and undamaged
Compliance
- ☐ Setbacks from septic verified
- ☐ No contamination sources nearby
Overall Assessment
☐ Good to proceed ☐ Issues to negotiate ☐ Walk away
Need a Professional Well Inspection?
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