Have your water tested immediately
This is your first priority. Having clear test results from the pre-listing inspection eliminates buyer concerns and speeds up sales.
Most buyers and lenders require recent testing for:
- Test for bacterial contamination (coliform/E.coli)
- Basic water quality analysis (pH, hardness, nitrates, minerals)
- Depending on your region, additional testing may be required (arsenic, radon, lead, etc.)
Use a state-certified lab and budget $150-400 depending on the panel. Keep all records showing that the well has been maintained.
Required sales information for spring water
You must disclose the following:
- Age and depth of the well
- Known issues or fixes
- Water quality test results
- Flow rate (gallons per minute)
- Any shared agreements with neighbors
- Treatment systems available (softener, filtration, etc.)
Documents you need to collect when selling
- Well installation/drilling data
- Maintenance history of the pump
- Septic system records (if applicable) – separation distance is important
- Maintenance logs of the water treatment system
- Recent utility bills showing the electricity costs for the pump
Proactively address buyers’ concerns about well water
Make the unknown known. Buyers fear what they don’t understand, so:
- Provide a simple information sheet about your well (depth, age, flow rate, daily capacity)
- Share the average maintenance costs
- Explain any treatment systems clearly
- If water tastes/smells wonderful, mention this
- Highlight the benefits: no water bills, independence from municipal water supply
Pricing strategy when selling a house with well water
Well water is not usually a problem in rural/suburban areas where it is common, but can occur in areas where city water is the norm. Price accordingly based on your local market. Don’t too expensive assuming buyers will adapt – they often just skip waterfront properties if they’re nervous about it.
Pre-listing solutions for your water well
- Service the pump if it has been a while
- Replace noticeably worn pressure tanks or fittings
- Solve problems with sulfur odor or iron stains
- Make sure the water pressure is good throughout the house
- Clean the wellhead area
Addressing the spring water during viewings
Keep bottled water available, but don’t be defensive about the spring water. Trust is important. Make sure you have a one-page well system information sheet on hand.
Tips for the inspection process
Expect buyers to do their own water test (even if you’ve specified one). This is normal. Budget 7-10 days for results. If problems arise, be prepared to:
- Install treatment systems
- Offer credits
- Provide proof that the problem has been resolved by retesting
A note about FHA/VA loans when selling a home with well water
These loans impose stricter requirements on well water. The water must meet EPA standards and you may need additional certifications. If you’re targeting first-time buyers, be prepared for this.
Sell your house quickly with these tips
- Test water BEFORE putting it on the market
- Fix known issues in advance
- Price competitive for your market
- Target group buyers who are familiar with spring water (buyers in rural areas, people from the area)
- Consider offering one home warranty that relates to the well system
- Keep all documentation organized and ready to share immediately
The biggest factor in selling quickly is eliminating buyer fear through transparency and documentation. Homes with spring water are sold every day. You just need to make buyers comfortable with what they’re getting.
After the sale: understanding the well transfer process
A well transfer is the formal process of transferring ownership of the well from you to the buyer. Many states require you (the seller) to provide a well transfer, although the specific requirements vary considerably by location.
Usually the following is required:
Registration state/province:
- Submit paperwork to your state’s Department of Environmental Protection, Department of Health, or a similar agency
- Updating well registration data to reflect the new owner
- A small filing fee may be required (usually ($25-100)
Required documentation:
- Well construction/drilling war book
- Well location survey or property description
- Water test results (often must be recent – within 6-12 months)
- Evidence of well depth, casing specifications, etc.
State-specific requirements for well transfers
Some states require:
- A certified well inspector to a well inspection before the transfer
- Certification that the well complies with the current code (even if an exception clause previously existed)
- Evidence that the well is properly sealed/covered
- Distance verification of septic systems and property lines
- Flow testing
Other states have minimal or no formal transfer requirements at all.
The timeline is important when completing a well transfer
Important: In some states, this process must be completed before closing or within a certain time frame after closing. Missing deadlines can cause closing delays or even legal issues, so:
- Contact your local health department or state environmental agency NOW to find out your specific wishes
- Please allow processing time (may take 2-4 weeks in some areas)
- Make it clear who pays for what; this is often negotiable
Who arranges the well transfer?
This is usually coordinated between:
- Your real estate attorney or title company
- Sometimes the seller initiates it, sometimes it happens at closing
- In some states, the buyer may be required to complete this after closing
In short: Immediately call your county health department or state well registration office and ask specifically what is required for a well transfer in your area. Don’t assume that your real estate agent know: Many do not process transfers often enough to know current requirements.
Editorial guidelines here.
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