Private Well Inspection Checklist

Whether you're buying a home with a well or just doing routine due diligence, here's everything a thorough well inspection should cover.

Wellhead and Casing

• Well cap is intact, tightly sealed, and screened (no gaps for insects or debris)
• Casing extends at least 12 inches above grade to prevent surface water entry
• No visible cracks, rust-through, or damage to the casing
• Wellhead is not located in a low spot where water could pool
• Adequate distance from septic system, livestock areas, and property lines (varies by state, often 50-100+ feet)

Pump and Pressure System

• Pump cycles on and off normally without excessive short-cycling
• Water pressure is consistent and adequate (typically 40-60 psi)
• Pressure tank shows no signs of corrosion or leaking
• Flow rate is adequate for household demand (running multiple fixtures at once)
• Pump age and expected remaining lifespan (most last 10-15 years)

Water Quality Testing

Test	Why It Matters
Bacteria (coliform/E. coli)	Confirms no fecal contamination pathway exists
Nitrates	Indicates agricultural or septic runoff exposure
pH	Affects pipe corrosion and metal leaching
Hardness	Determines if a softener is needed
Iron/manganese	Common staining and taste issues

Red Flags Worth Negotiating On

A well over 30 years old, a pump showing signs of failing, water quality results requiring treatment systems, or a wellhead too close to a septic system are all legitimate points to negotiate repairs or credits during a home purchase — treat well issues the same way you would a roof or foundation issue.

Frequently Asked Questions

Do I need a well inspection when buying a home?

Yes. Unlike municipal water, private wells aren't regulated or regularly tested by a utility, so a pre-purchase well inspection and water test is the only way to know the system's condition and water quality before you own it.

What does a well inspection typically cover?

A full inspection covers the wellhead and casing condition, well cap seal, pump performance and flow rate, pressure tank condition, and a water quality test for bacteria, nitrates, and other common contaminants.

How much does a well inspection cost?

A standalone well and water system inspection typically costs $300-$600, separate from water quality lab testing which runs an additional $75-$400 depending on the panel.