When you're buying a home, there's a lot to think about—location, condition, financing—but if the property you're considering relies on a private well for water, there are some extra factors to keep in mind. A well-maintained well can provide clean, reliable water for decades, but it’s important to understand what you’re getting into.

Here’s what you need to know if you’re thinking about buying a home with a private well:

1. Water Quality Shouldn’t Be Assumed—Test It

Unlike municipal water systems, private wells are not regulated or regularly tested by government agencies. It’s the homeowner’s responsibility to ensure the water is safe to drink. Before closing on the home, ask for a full water quality test that checks for:

• Bacteria (especially coliform and E. coli)

• Nitrates/nitrites

• Lead and other heavy metals

• pH levels

• Arsenic (in some areas)

If the seller doesn’t have a recent water test, make it part of your due diligence. A professional water test typically costs between $100 and $500 depending on how comprehensive it is—and it's money well spent.

2. Inspect the Well System

Just like you’d get a home inspection, you should also have the well system professionally inspected. This includes:

• The well pump and pressure tank

• The well casing and cap

• Age and depth of the well

• Flow rate (how quickly it can produce water)

A typical residential well should produce at least 5 gallons per minute. If it's less, it could lead to supply issues, especially for larger households.

3. Know the Age and Maintenance History

Ask for records on when the well was drilled, any major repairs or replacements, and regular maintenance. Most wells last 30–50 years, while pumps may need replacing every 10–15 years.

Maintenance records can tell you a lot about how well the system was cared for—and whether you're walking into a future repair bill.

4. Consider Water Treatment Systems

Even if the water tests clean, you might still want a filtration or softening system depending on the mineral content. Common additions include:

• Sediment filters

• Water softeners (for hard water)

• UV purifiers (to eliminate bacteria)

• Reverse osmosis systems (for comprehensive filtration)

It’s worth noting that treating well water is very common and not necessarily a red flag—just something to factor into your homeownership plans.

5. Research Local Regulations

In some areas, especially in rural zones, there are rules about well placement, testing, or required inspections during a sale. Your local health department or a knowledgeable real estate agent (👋) can help you navigate these requirements.

Also, make sure the well is properly documented and legally permitted. An undocumented or improperly installed well can become a big issue down the line.

6. Plan for Power Outages

Wells need electricity to pump water into your home. If the power goes out, so does your water supply. Some homeowners choose to install a backup generator or have a water storage system as a precaution.

7. Insurance and Resale Value

Most standard homeowners insurance policies cover well systems, but not wear-and-tear or long-term damage. You might want to ask your insurance provider what’s covered.

Also, while a well is normal (and often expected) in rural areas, it can be a learning curve for buyers coming from cities. Just be prepared to educate future buyers when it’s time to sell.

Bottom Line

Buying a home with a well can be a great option—especially if you enjoy lower utility bills and the idea of self-sufficiency—but it does require a bit more homework upfront. With the right testing, inspection, and maintenance plan, a private well can serve your home reliably for many years.

Thinking about a property with a well? I’m always happy to help you navigate the ins and outs and connect you with trusted inspectors and water testing pros. Let’s make sure your new home is safe, functional, and a perfect fit.