Buying a Home with a Well: What Every Buyer Must Know

Buying a home with a private well is different from buying one on city water. The well is your water supply — if something's wrong with it, you're on the hook for repairs that can cost thousands. A little due diligence before closing can save you from expensive surprises.

Step 1: Get a Well Inspection ($100–$300)

A standard home inspection does NOT thoroughly evaluate the well system. Hire a well specialist (or ask your inspector to include it) to check:

• Well cap condition — is it sealed and sanitary?
• Casing condition — visible above ground, no cracks or damage
• Pump operation — does it maintain pressure? Any unusual noises?
• Pressure tank — proper air charge, no waterlogging
• Flow rate — gallons per minute (minimum 3–5 GPM for a household)
• Electrical connections — properly wired, GFCI protected

Step 2: Request a Water Quality Test ($150–$500)

Always get a comprehensive water test before closing. At minimum, test for:

• Bacteria (total coliform and E. coli)
• Nitrates
• pH and hardness
• Iron and manganese
• Lead and arsenic

If the property is near agricultural land, industrial sites, or military bases, add PFAS and VOC testing.

Step 3: Check the Well Records

Request the well completion report (also called a well log). This document, filed when the well was drilled, tells you:

• When the well was drilled
• Total depth and casing depth
• Static water level at time of drilling
• Yield (gallons per minute)
• Geology encountered during drilling
• Driller's name and license number

If the seller doesn't have it, check with your county health department or water management district.

FHA and VA Loan Requirements

If you're financing with an FHA or VA loan, the lender will require:

• Water quality test — must meet EPA standards for bacteria and nitrates
• Well distance from septic — minimum 75 feet (some states require 100+ feet)
• Adequate flow rate — typically 3–5 GPM minimum
• Proper well construction — sealed cap, grouted casing, no visible defects

If the well fails any of these requirements, the seller must make repairs before the loan can close — or you'll need to negotiate a solution.

Red Flags to Watch For

• Shallow well in an agricultural area — high contamination risk from fertilizers and pesticides
• No well cap or a damaged cap — insects, animals, and surface water can enter the well
• Well too close to septic system — should be at least 75 feet apart
• Nearby fuel tanks or gas stations — risk of petroleum contamination
• No well records available — you don't know how deep it is, when it was drilled, or how it was constructed
• Very old well (30+ years) — may need rehabilitation or replacement soon
• Low flow rate — under 3 GPM will struggle to supply a household

Negotiation Tips

Use your inspection and water test results as leverage:

• Failed water test? Ask the seller to install a treatment system or reduce the price by the treatment cost
• Old pump? Request a credit for replacement ($1,500–$4,000)
• Low flow rate? This is a significant issue — consider asking for well deepening or hydrofracking ($3,000–$8,000)
• No well records? Request a professional well evaluation ($200–$500) at seller's expense

Well Disclosure Requirements

Disclosure requirements vary by state. Some states require sellers to disclose:

• Known water quality issues
• Well age and depth (if known)
• Any history of well problems or repairs
• Existence of abandoned wells on the property

Always ask the seller directly about well history — even if your state doesn't require formal disclosure.

Frequently Asked Questions

Should I be worried about buying a house with a well?

Not necessarily. Millions of homes use private wells successfully. The key is doing your due diligence: get a well inspection, water test, and review the well records before closing. Most well issues are fixable.

How much does a well inspection cost?

A well inspection typically costs $100–$300 and covers the physical well components, pump operation, pressure, and flow rate. Water quality testing is usually separate ($150–$500).

What if the well water test fails?

It depends on what failed. Bacteria can often be resolved with shock chlorination ($100–$300). Other contaminants may require treatment systems ($500–$3,000). Use failed results to negotiate with the seller.

Can I get a mortgage on a house with a well?

Yes. Conventional loans generally don't have specific well requirements. FHA and VA loans require the well to meet certain standards for water quality, flow rate, and construction. Your lender will specify exactly what's needed.

How old is too old for a well?

A well-constructed well can last 30–50+ years. The pump (8–15 years) and pressure tank (10–15 years) will need replacement before the well itself. Age alone isn't a dealbreaker — condition and water quality matter more.