Well Inspections: What To Know Before Buying a House With a Well

Buying a home with well water might feel a little intimidating at first. If you’ve always lived in a city or suburb, you’re probably used to turning on the tap without thinking about where the water comes from, or what it takes to keep it clean. But out in the country, wells aren’t rare—according to the Environmental Protection Agency (EPA) and U.S. Census data, more than 23 million American households rely on a private well to meet their water needs. 

For many buyers looking at homes with land and room to grow, owning a home that isn’t connected to city water might raise some questions: Who tests the water? How do you know it’s safe? And what happens if something goes wrong?

Luckily, buying a home with a private well isn’t as complicated or as risky as it might sound—many even see it as an advantage. You’re not tied to municipal systems or monthly water bills, and you have complete control over your water quality and maintenance. 

Still, that control comes with responsibility. While city water is treated and monitored by a utility company, private wells depend on the homeowner to keep them running. That’s where a well inspection comes in, which checks your water system’s condition, pressure, and purity to make sure your home’s water is safe and reliable.

Whether you’re in the process of buying a rural property or just learning how to maintain your existing well, this Redfin guide can help you better understand how these inspections work so you can protect your health and your water supply.

What is a water well inspection?

A water well inspection is a stand-alone service that reviews the water supply system and checks the well’s mechanical components like the pump, pressure tank, casing, and wiring. It might also test the water for any contaminants like bacteria, nitrates, and organic compounds of concern.

Even if a well has good water pressure, it doesn’t tell the whole story. Especially if you’re in the process of buying a home, having someone out to look at the well before purchase can save you thousands of dollars in fixing an expensive system if something isn’t working correctly.

The report should come back with details like the depth of the well, the water level, flow rate in gallons per minute, casing material, conditions of well parts, and so on, including any recommended repairs or maintenance.

How does a well work?

Usually, a well is a vertical hole drilled into the ground — normally between 100 to 500 feet deep — until it reaches the permeable rock layer filled with water, called aquifer. Once the hole is drilled, water from the aquifer flows into the well. 

Then a builder installs a submersible pump large enough to bring that water into your home. As the pump pulls water out of the ground, more seeps in, keeping the supply steady.

Many homes draw on groundwater via a private well system on the property. Ultimately, the location and depth of the well will depend on the local geology and underground water levels available.

What happens during a well test?

Well inspection laws vary by state, so frequency and procedure can differ depending on where you are. But no matter where you’re located, the Center of Disease Control recommends testing well water for contaminants at least once a year.

A full well inspection will provide a detailed report of your entire water-system: refill speed, water pressure, and water quality. An inspector will also check for leaks or other structure issues that could later cause damage to the well.

Here’s how the inspection works:

Step 1: Visual inspection

Most inspections start with a visual walk-through of the wellhead, well cap, pump, pressure tank (often in the basement), grout around the well, and other system parts like the casing, wiring, jet pump, capacitor, and gauges.

If the inspector finds leaky equipment or missing grout or seals, they may recommend repairs. If not properly sealed, contaminants or pests can more easily get into the well.

Step 2: Water testing

Testing your water at the tap can reveal a lot about how healthy your system and supply are. The inspector will take samples and send them to a lab. When the analysis is complete, the report will show the levels of compounds and minerals found in the water.

If contaminants like bacteria (coliform or E. coli), nitrates, arsenic, radon, or mercury are found, your water might not be safe to drink.

These contaminants may occur naturally or come from surface water intrusion, so it’s best practice to test water for bacteria every year, and testing for other contaminants every two years or whenever you notice changes in taste, smell or clarity. Some local governments even let homeowners submit well water samples free of charge — it’s worth checking with your county or health department.

Step 3: Flow testing

The inspector will also run a flow rate test to make sure the well can meet the water demands of a household.That means measuring how fast the pump draws water, how quickly the well refills, and whether the system can keep up with use. The U.S. Department of the Interior estimates a single person uses 80-100 gallons of water a day, so you’ll want the supply to accommodate your home’s occupancy and usage.

If the well can’t keep up, the inspector may suggest upgrading the pump, which can average $400–$2,500, or even drilling a new well—which can be expensive, often costing anywhere between $6,000-$16,000.

Step 4: Record tracking

For best results from your well inspection, keep all maintenance records, prior inspection reports and water-test results for the life of the home. In some states, those records must be submitted before a home is sold (especially if the well inspection is required by law).

How much does a well inspection cost?

According to Homeguide, a standard well inspection can cost between $250-$550. Some inspectors might pass on lab fees for water testing to the homeowner, which can push the total to around $350-$900. 

If a well is extra deep (500+ feet), in a remote location, or nearby to mining or agriculture, getting it inspected could run the fee higher. But if you just need your water tested, many municipalities offer free water inspection services as an incentive for well owners to ensure a healthy water supply. 

Otherwise, basic water testing that provides a positive/negative result will run anywhere between $100-$350 for the service, while more advanced or extended tests can cost $220-$750.

How much does a combined well and septic system cost?

If your home has a well, it likely also has a private septic system for wastewater treatment. This means instead of having a sewage hookup that removes wastewater to a municipal water treatment plant, the home’s waste empties into a holding tank buried underground.

A broken or problematic septic tank could easily contaminate groundwater, so many homeowners and buyers get these systems inspected at the same time. A lot of inspectors will offer both inspections as a package deal, averaging about $400-$650 if done during the same visit.

Why would a well fail an inspection?

Contamination or faulty mechanical systems are often to blame for a failed well inspection. Bacteria presence, high nitrate levels, or arsenic found in well water need to be remedied to be considered potable water. 

Issues with the well structure itself can lead to a failed inspection. Cracked well casings, corroded pipes, or pump problems could mean repairs—or even complete replacement of the well—are needed. Low production (or a “dry well”) could also mean a new well needs to be dug or even indicate a dropping water table. 

If that’s the case, an entirely different water system will need to be implemented to ensure water access on the property, such as a rainwater catchment or fillable water tank.

Bottom line

Buying a home with a well doesn’t have to be a gamble. A well inspection provides clarity around a property’s water quality and longevity of the system. Water is a home’s most important resource, and any big issues with the well or water could be a deal breaker for some buyers. 

Even if you’re a current homeowner, staying proactive by inspecting your well and keeping up with maintenance ensures your water remains clean, your equipment runs properly, and your health and home are protected.

Well inspection FAQs

Who regulates private well water?

The EPA regulates public water systems but not private wells, which means responsibilities fall mostly on homeowners. In many cases, private well water is unregulated, even though sometimes state or local agencies might be involved. Essentially, taking charge of your own well maintenance and testing is key.

Does the well inspector also repair the well if there’s a problem?

If a private well inspection is required in your state, the inspector is not allowed to also repair wells they have inspected due to the inherent conflict of interest.

What other maintenance does a well need?

As a homeowner with a private well, you should be regularly checking that the well cap is securely attached and in good condition to keep insects, rodents, and other debris out of the water.

Substances like paint, motor oil, fertilizer, and pesticides should be kept far away from the wellhead, pump, and pressure tank to keep water free of contamination. If you suspect your water might be contaminated, contact your local health department immediately for testing.

How do I choose a well inspector?

Start with your local health department. They will usually have certified well inspectors on file that are familiar with local and state rules and regulations.

The National Ground Water Association is another good place to look for certified water inspectors around the country. Make sure you confirm the inspector’s credentials, understand what is included in the inspection, get a firm quote, and make sure the scope of the work is clear and defined.

Are there special considerations when selling a house with a well?

Yes there are. In some states, like New Jersey for instance, either the seller or the buyer must complete a well inspection before closing. Other states use local officials to test water pressure and safety as part of the home inspection process.

Lenders issuing certain loan types, like VA loans, might require a well water inspection before approving a loan. If selling a home, proactively ordering a well inspection and water test will make the home buying and selling process easier for everyone involved.

Is it a bad idea to buy a house with a well?

If a well is properly maintained and the aquifer isn’t polluted or compromised, owning a house with a well can be seen as a pro for many. One of the biggest advantages to owning a home with a well is that you, the homeowner, have direct control over your water quality. Some people even prefer the taste of well water compared to city-treated water.