Complete Guide to Well Inspections

Whether you're buying a home with a private well, maintaining your existing well system, or investigating water quality concerns, a professional well inspection is one of the smartest investments you can make. A thorough inspection reveals the condition of your well, confirms your water is safe to drink, and identifies potential problems before they become expensive emergencies. This comprehensive guide covers everything you need to know about well inspections—what's included, how much they cost, and when you need one.

When Do You Need a Well Inspection?

Well inspections aren't just for home buyers. There are several situations where a professional inspection is essential or highly recommended.

Buying a Home with a Well

This is the most common reason for well inspections, and arguably the most important. Unlike city water systems that are continuously monitored and regulated, private wells are the homeowner's responsibility. A pre-purchase well inspection protects you from:

• Hidden contamination: Bacteria, nitrates, or other contaminants that aren't visible but pose health risks
• Failing equipment: Pumps nearing end of life or pressure tanks that need replacement ($1,500-$4,000 to fix)
• Inadequate flow rate: A well that can't meet your household's water needs
• Structural problems: Damaged casings, improper seals, or other issues that allow contamination
• Code violations: Wells that don't meet current standards may require expensive upgrades

Most lenders require a well inspection for FHA and VA loans, and many conventional lenders do too. Even if not required, skipping this step when buying a property is a significant risk. Learn more about well costs in San Diego County to understand the investment you're protecting.

Annual and Routine Inspections

Even if your well seems to be working fine, periodic professional inspections catch problems early:

• Every 1-3 years: Basic water quality testing (bacteria, nitrates, pH)
• Every 3-5 years: Comprehensive professional inspection
• Annually for older wells: Wells over 15-20 years old benefit from yearly professional evaluation

Regular inspections are far less expensive than emergency repairs. A pump failure discovered during a routine inspection can be scheduled and budgeted for; the same failure on a holiday weekend costs significantly more.

When You Notice Problems

Don't wait for your scheduled inspection if you notice any of these warning signs:

• Changes in water taste, smell, or appearance
• Reduced water pressure or flow rate
• Air sputtering from faucets
• Pump running constantly or cycling frequently
• Unexplained increases in electricity bills
• Visible damage to wellhead or equipment
• Nearby construction, flooding, or land use changes

These symptoms often indicate issues that worsen over time. Early inspection and intervention saves money and prevents water supply interruptions. See our guide on signs your well pump is failing for more details.

After Natural Events

Certain events warrant immediate inspection:

• Flooding: Surface water can contaminate wells through damaged seals
• Earthquakes: Can damage casings, shift aquifers, or affect water quality
• Wildfires: Ash and debris can contaminate surface components; chemical changes in soil can affect groundwater
• Extended drought: May affect water levels and quality

What Does a Well Inspection Include?

A comprehensive well inspection examines every component of your water system, from the wellhead to the pressure tank. Here's what a thorough inspection covers:

Visual Inspection of Well Components

The inspector examines all visible components for signs of damage, wear, or improper installation:

• Well cap and seal: Must be secure and watertight to prevent contamination from insects, rodents, and surface water
• Casing condition: Checking for cracks, corrosion, or damage to the visible portion
• Casing height: Should extend at least 12 inches above ground level
• Surrounding area: Proper grading to direct water away from the well
• Sanitary seal: The seal where pipes enter the casing must be intact
• Vent screen: Should be in place and not clogged

Flow Rate Testing

Flow rate testing measures how much water your well can produce, typically expressed in gallons per minute (GPM). This is critical information because:

• Household needs: Most homes need 3-5 GPM minimum; larger families or properties with irrigation need more
• Peak demand: Running multiple fixtures simultaneously requires adequate flow
• Seasonal variation: Flow rates can drop during dry seasons

Testing typically involves running water at maximum capacity for a sustained period while measuring output. Some inspectors also perform recovery tests to see how quickly the well replenishes.

Water Quality Testing

Water quality testing is perhaps the most important part of any well inspection. Samples are collected and sent to a certified laboratory for analysis. Standard tests include:

Basic Panel (Essential)

• Coliform bacteria: Indicates potential contamination from sewage, animal waste, or surface water. Should be absent (0 colonies per 100ml).
• E. coli: Specific indicator of fecal contamination. Must be absent for safe drinking water.
• Nitrates: Can come from fertilizers, septic systems, or animal waste. Especially dangerous for infants (blue baby syndrome). Limit: 10 mg/L.
• pH level: Affects corrosion and water treatment effectiveness. Ideal range: 6.5-8.5.

Extended Panel (Recommended)

• Total dissolved solids (TDS): General water quality indicator
• Hardness: Calcium and magnesium levels affecting appliances
• Iron and manganese: Cause staining and taste issues
• Arsenic: Naturally occurring in some San Diego County areas
• Lead: Usually from plumbing, not the well
• Sulfates: Can cause taste issues and digestive problems

For a deeper dive into water testing, see our complete well water testing guide.

Equipment Inspection

A thorough inspection evaluates all mechanical and electrical components of your well system:

Pump Evaluation

• Amp draw: Measuring electrical current indicates pump condition. High amp draw suggests worn components.
• Age assessment: Pumps typically last 10-15 years. Knowing the age helps predict remaining life.
• Performance: Does the pump maintain adequate pressure and flow?
• Cycling: How often does the pump turn on and off? Rapid cycling indicates problems.
• Sounds: Unusual noises can indicate bearing wear or other issues.

Learn more about pump issues in our guide on types of well pumps and well pump replacement costs.

Pressure Tank Inspection

• Air charge: Bladder tanks need proper pre-charge (typically 2 PSI below cut-in pressure)
• Waterlogging: A failed bladder causes the tank to fill completely with water
• Corrosion: External rust or internal deterioration
• Age and condition: Tanks typically last 10-15 years

For more details, see our pressure tank troubleshooting guide.

Electrical System Check

• Pressure switch: Proper operation and adjustment
• Control box: Capacitors, relays, and connections
• Wiring: Proper gauge, connections, and condition
• Grounding: Proper electrical safety measures

Optional: Video Camera Inspection

For a complete picture of well condition, some inspections include a downhole camera inspection. A waterproof camera is lowered into the well to visually examine:

• Casing condition below ground level
• Well screen integrity
• Sediment accumulation
• Water level and clarity
• Pump position and condition

Camera inspections add $200-$400 to the cost but provide invaluable information about the well's structural integrity.

Well Inspection Cost Breakdown

Well inspection costs vary based on the scope of testing and your location. Here's what to expect in San Diego County:

Factors Affecting Cost

• Well depth: Deeper wells may require more time and specialized equipment
• Accessibility: Remote locations or difficult access increase costs
• Testing scope: More comprehensive water quality panels cost more
• Report requirements: Formal reports for lenders require additional documentation
• Additional services: Camera inspection, pump pulling, etc.

Is a Well Inspection Worth the Cost?

Absolutely. Consider what a well inspection can save you:

• Pump replacement: $1,500-$4,000
• Pressure tank replacement: $800-$2,500
• Well rehabilitation: $2,000-$8,000
• New well drilling: $15,000-$50,000+
• Health costs from contaminated water: Potentially much more

A $400 inspection that reveals a $3,000 pump replacement need before you buy a property is money extremely well spent.

Well Inspection Checklist for Home Buyers

If you're buying a property with a well, use this checklist to ensure you're getting a thorough inspection:

Questions to Ask the Inspector

1. What is the well's flow rate, and is it adequate for my needs?
2. What is the condition of the pump, and how much life does it have left?
3. Are there any water quality concerns I should address?
4. Does the well meet current codes and standards?
5. What maintenance will this well require?
6. Are there any immediate repairs needed?
7. What would you estimate for annual operating costs?

What Happens If the Inspection Finds Problems?

If your inspection reveals issues, you have several options:

For Home Buyers

• Negotiate repairs: Ask the seller to fix issues before closing
• Request credits: Get a price reduction to cover repair costs
• Walk away: If problems are severe, you may choose not to proceed
• Accept as-is: If issues are minor, factor them into your decision

For Current Owners

• Prioritize repairs: Address safety issues (contamination) immediately
• Plan for replacements: Budget for equipment nearing end of life
• Implement treatment: Install filtration or treatment for water quality issues
• Increase monitoring: Test more frequently if concerns are identified

For guidance on addressing specific problems, see our guides on troubleshooting well problems and fixing low water pressure.

DIY vs. Professional Well Inspection

While some monitoring can be done yourself, professional inspections are essential for comprehensive evaluation.

What You Can Do Yourself

• Visual inspection of wellhead and cap
• Monitoring water pressure and flow
• Checking pressure tank air charge
• Noting changes in water quality
• Keeping area around well clear
• Basic water test kits for screening

What Requires a Professional

• Accurate flow rate testing
• Certified water quality analysis
• Pump amp draw and performance testing
• Downhole camera inspection
• Electrical system evaluation
• Real estate transaction documentation

For regular maintenance you can do between professional inspections, see our well maintenance guide.

Frequently Asked Questions

Protect Your Investment with Professional Inspection

A private well is a significant asset that provides independence from municipal water systems and can supply clean water for decades. But unlike city water, maintaining that quality is your responsibility. Regular professional inspections ensure your water is safe, your equipment is functioning properly, and you're not facing unexpected expensive repairs.

Whether you're buying a property, maintaining an existing well, or investigating problems, a thorough inspection by an experienced professional is one of the best investments you can make in your home's water system.