Buying a Home with a Private Well: Complete Checklist

Before You Make an Offer

• ☐ Ask the seller for the most recent water quality test results
• ☐ Ask for the well drilling log / well completion report (required to be filed with the state in most states; available from county records or the state well database)
• ☐ Find out the well depth and the type of well (drilled, dug, bored, or driven)
• ☐ Ask when the pump was last replaced (pump lifespan: typically 10–15 years)
• ☐ Ask about any history of water quality issues, treatment systems installed, or well repairs
• ☐ If the property is on shared well, request a copy of the shared well agreement

During the Inspection Period

• ☐ Order a water quality test from a state-certified lab — even if the seller provides recent results, order your own independent test (find a lab)
• ☐ Schedule a well inspection by a licensed well contractor (separate from the general home inspector)
• ☐ Have the inspector check: wellhead condition, casing, seal, vent, and electrical connections
• ☐ Ask the inspector to measure pump flow rate and pressure tank performance
• ☐ Inspect the area within 100 feet of the well for contamination risks: septic tank, drain field, fuel storage, fertilizer storage, animal enclosures
• ☐ Check the well log for depth—a deeper well generally draws from a more protected aquifer
• ☐ If the home has a water treatment system, ask for documentation of what it treats and its service history
• ☐ If the home has a water softener, ask for the last salt refill date and brine tank inspection
• ☐ Ask about water rights (in the western U.S., water rights are property rights—confirm they transfer with the sale)

Interpreting Your Water Test Results

• ☐ Use our free test result interpreter to check every parameter against EPA standards
• ☐ If bacteria are present: negotiate remediation before closing; do not waive
• ☐ If nitrates exceed 10 mg/L: do not make formula with this water; negotiate a treatment system or remediation
• ☐ If arsenic is above the MCL: consult a water treatment specialist; a reverse osmosis system is the typical solution
• ☐ If pH is below 6.5: expect acid corrosion on copper pipes; get a plumbing inspection and consider an acid neutralizer
• ☐ If lead is above 0.015 mg/L: have plumbing inspected; consider NSF-53 point-of-use filter

Negotiate These Before Closing

• ☐ Any failed water quality parameters should be remediated and re-tested before closing
• ☐ An aging pump (over 12 years old) is a negotiating point — ask for a credit or replacement
• ☐ A pressure tank showing waterlogging (short cycling of the pump) should be replaced or credited
• ☐ Document all disclosures in writing — if the seller discloses past bacterial issues, get the remediation documentation in writing

At Closing and After

• ☐ Obtain all well records: drilling log, pump installation records, water test history, treatment system documentation
• ☐ Register as the new property owner with your state’s well database (if applicable)
• ☐ Locate your well on the property and clearly mark it
• ☐ Add well inspection to your first-year maintenance calendar
• ☐ Schedule your first annual water test within 60 days of moving in (establish your own baseline)
• ☐ Note the pump installation date and set a calendar reminder for pump inspection at year 10
• ☐ Keep a physical folder of all well documents for the life of your ownership