Your Water Supply Should Be Tested, Not Trusted.
Private wells aren’t regulated by the EPA or your city. Nobody tests your water unless you do. A well inspection evaluates the system’s condition and the quality of the water coming out of it — before you close.
Once You Own the House, You Own the Well
Municipal water is treated, tested, and monitored by your city. Private well water is none of those things. The EPA does not regulate private wells. The state of Texas does not require routine testing. Your water quality is entirely your responsibility.
A well inspection gives you two things: a physical assessment of the well system (pump, pressure tank, casing, wellhead) and a laboratory analysis of the water itself. Together, they tell you whether the equipment works and whether the water is safe to drink.
If the home you’re buying has a well, this is one of the most important inspections you can schedule during your option period. Contaminated water or a failing pump can cost thousands to remediate — and neither issue is visible during a standard home walkthrough.
Two Parts: System Condition + Water Quality
A complete well inspection covers both the physical equipment and the water it produces. We evaluate both so you get the full picture.
Well System & Equipment
We assess every accessible component of the well system — from the wellhead above ground to the pressure tank and controls inside the home.
Water Quality Testing
We collect a sterile water sample from the well and submit it to a certified laboratory. Results are typically returned within 24 to 72 hours.
You Can’t See, Smell, or Taste Most Contaminants
Well water can look perfectly clear and still contain bacteria, nitrates, or heavy metals that pose serious health risks. Coliform bacteria — the most common contaminant found in private wells — has no taste, no color, and no odor.
The only way to know whether your water is safe is to test it. That’s why every well inspection we perform includes a laboratory water quality analysis — not just a visual check of the equipment.
Coliform & E. Coli
Indicates bacterial contamination. Positive results require immediate action — chlorination, retesting, or system repair.
Nitrates
Common near agricultural land. High levels are particularly dangerous for infants and pregnant women.
Heavy Metals
Lead, arsenic, and iron can leach from geology or old well components. Extended panel testing identifies these.
Hardness & TDS
High mineral content causes scale buildup, damages appliances, and affects taste. Common in North Texas groundwater.
When to Schedule a Well Inspection
A well inspection isn’t just for homebuyers. Here are the most common situations.
Buying a Home with a Well
The most critical time. Test the water, evaluate the system, and get results before your option period ends. Required for FHA and VA loans.
Annual Testing
The CDC recommends annual testing for bacteria and nitrates. Conditions change — runoff, septic proximity, and seasonal shifts all affect water quality.
When You Notice Changes
Taste, odor, color, or pressure changes. Unexplained illness. Nearby construction or agriculture. Any of these warrant immediate testing.
What Buyers Ask About Well Inspections
Private wells come with questions that city water never raises. Here’s what you need to know.
Does Texas require a well inspection when buying a home?
There’s no statewide law requiring it for every sale. However, FHA and VA loans typically require proof that well water meets EPA safety standards before the lender will approve the loan. Even with conventional financing, a well inspection is strongly recommended — you’re inheriting the entire water system and its condition.
Is a well inspection included in a standard home inspection?
No. A general home inspection may note the presence of a well and check water pressure at fixtures, but it does not include water quality testing, pump evaluation, or wellhead assessment. A dedicated well inspection is a separate service.
How long does it take to get water test results?
Most certified labs return results within 24 to 72 hours after receiving the sample. Basic bacteria panels come back fastest. Extended panels that include heavy metals and full mineral analysis take closer to 72 hours. Schedule early in your option period so you have time to review results.
What if the water test comes back positive for bacteria?
A positive coliform result doesn’t necessarily mean the well is permanently contaminated. It can result from a compromised wellhead seal, surface water intrusion, or proximity to a septic system. The well may need to be shock-chlorinated and retested. If the retest is also positive, further investigation into the source is needed.
How far should a well be from a septic system?
Texas guidelines recommend a minimum of 50 feet between a well and a septic tank, and 100 feet from a drain field. These distances vary by county and soil type. We evaluate the well’s proximity to potential contamination sources as part of every inspection.
How long do well pumps last?
Submersible well pumps typically last 8 to 15 years, depending on usage, water quality, and maintenance. Pressure tanks last 10 to 15 years. If either component is near the end of its expected life, we’ll note it in the report so you can plan for replacement.
Buying a Property with a Private Well?
Call, text, or email. We’ll get the inspection and water testing scheduled during your option period.
Bryan Hughes | TREC #21772 | Professional Home Inspector