VA Requires Testing on Every Well, No Exceptions
The VA Lender’s Handbook (Circular 26-16-19 and Chapter 12 of the VA Pamphlet 26-7) is unambiguous: when a property being financed with a VA loan has a private well, the water supply must be tested and the results must meet EPA drinking water standards before the loan closes.
There are no proximity triggers like FHA’s 100-foot septic rule. There is no exception for wells that were recently tested. Every VA transaction involving a private well requires a passing water test.
What VA Requires the Test to Include
VA requires results to meet EPA primary drinking water MCLs. The standard VA water test panel includes:
| Parameter | VA Standard | EPA MCL |
|---|---|---|
| Total Coliform Bacteria | Absent (0 CFU/100mL) | 0 CFU/100mL |
| E. coli | Absent (0 CFU/100mL) | 0 CFU/100mL |
| Nitrate (as N) | ≤10 mg/L | 10 mg/L |
| Lead | ≤0.015 mg/L | 0.015 mg/L (Action Level) |
| pH | 6.5–8.5 | 6.5–8.5 (SMCL) |
| Any local parameters | Per local health authority | Varies |
The VA appraiser or the local health authority may require additional parameters based on regional contamination concerns. Your lender will communicate any additional requirements specific to your area.
VA Test Validity: Strictly 90 Days
VA is the most restrictive of the three federal programs on test validity. Results submitted to a VA underwriter must be no more than 90 days old at the time of closing. This is measured from the date of sample collection, not the date the lab issued the report.
There are no VA-level exceptions to the 90-day rule. If your closing is delayed past 90 days from the test date, a new test is required. Plan accordingly: collect the sample at or near the home inspection date to maintain adequate buffer.
Who Pays for VA Well Water Testing
VA loan rules around allowable/non-allowable fees are often misunderstood in the context of well water testing. The current VA position:
- Well water testing fees are considered allowable closing costs for the veteran borrower
- The veteran may pay for well water testing
- Seller concessions can cover this cost
- In practice, sellers often pay as part of the transaction negotiation, particularly in markets where VA buyers are common
The old interpretation that VA buyers could not pay for certain property-related fees (and therefore sellers always paid) has been updated. Confirm current rules with your VA-approved lender.
VA and Failed Well Water Tests
A failing test result means the loan cannot close until the well passes a re-test. For VA transactions specifically:
- The VA appraiser must be notified of the initial failure and the remediation steps taken
- The re-test results must be submitted to the VA lender for underwriting review
- The re-test must come from a state-certified lab
- The re-test date starts a new 90-day clock for validity
- If remediation requires structural well repair (not just shock chlorination), a VA-approved well contractor should document the work
VA and New Well Construction
For new construction properties where the well was drilled during the build process:
- The initial well construction test (required during drilling permit in most states) may be acceptable if it meets VA standards and is within the 90-day window
- The well must be fully operational and connected to the home’s plumbing before the test is valid for VA purposes
- In most new construction closings, a fresh test is ordered specifically for the VA loan regardless of earlier tests