Why a Well Changes the Home Purchase
In town, water comes from a utility and somebody else is responsible for it. With a private well, the new owner is the water company. You own the pump, the tank, the line to the house and the quality of the water. That is not a reason to pass on a home. It is a reason to know what you are buying.
Much of Manassas and Woodbridge runs on public water, but plenty of homes with those addresses out in the county are on wells. The same goes for large wooded lots in Clifton and growing areas like Gainesville, where home sales and well inspections go hand in hand.
What a Well Inspection Should Cover
A home inspector may glance at the pressure tank, but a well inspection goes further. Ours covers:
- A physical inspection of the cap, casing, pump controls, pressure tank and visible piping.
- A yield or flow test to see how much water the well produces and whether it can keep up with a household.
- Bacteria testing for coliform and E. coli.
- Lead and nitrate testing.
You can read more on our well inspection page. The goal is simple: no surprises after you move in.
Water Testing When Buying a House With a Well
Testing when buying a home is one of the times testing is widely recommended, along with after flooding and after well work. Our water testing covers pH, bacteria, lead and nitrates.
What you find can depend on where the home sits. Parts of Prince William can see hard water, iron and a sulfur smell. Parts of western Fauquier and Loudoun can have acidic water that leaves blue-green stains on copper and fixtures. Our guide to well water testing in Prince William and Fauquier explains what to look for by area.
If the test comes back with a problem
Most water problems have a fix. Bacteria may call for shocking the well, repairing the cap or casing, or adding UV disinfection. Low pH, hardness and sulfur are handled with water treatment like acid neutralizers, softeners and sulfur filters. Knowing about it before closing gives you room to plan and to talk with your agent about next steps.
Questions to Ask the Seller
- How old is the pump, and has it ever been replaced?
- When was the pressure tank last replaced?
- Has the well ever run dry or lost pressure in a dry spell?
- Is there any treatment equipment, and when was it last serviced?
- Are there past water test results you can share?
- Has there been any work on the water line or pitless adapter?
Pump age matters. A well pump lasts on average 10 to 15 years, depending on water level, depth, water quality and use. Our guide on how long a well pump lasts helps you judge whether one may be due. For symptoms to watch after you move in, see signs your well pump is failing.
Things to Look at on a Walkthrough
You do not need tools to spot some red flags.
- A cracked, loose or missing well cap.
- A casing that is damaged or sits at or below ground level.
- Water pooling around the well.
- Orange, black or blue-green stains in sinks, tubs and toilets.
- Cloudy water or a rotten egg smell at the tap.
- A pump that clicks on and off every few seconds while water runs.
None of these kill a deal on their own. They are things to ask about and have checked. A sanitary sealed cap and casing repair are usually straightforward fixes.
After You Move In
Once the keys are yours, a few habits keep a well system healthy. There is no true routine maintenance for a submersible pump, but the rest of the system benefits from some attention.
- Test for bacteria every year, and after any flooding or well work.
- Learn where the well breaker is, and label it.
- Check the pressure tank air now and then with a tire gauge, with the well breaker off and the cold water run until it stops.
- Keep the area around the well cap clear, and keep lawn chemicals and fuel away from it.
- Service any treatment equipment on schedule.
Save our emergency number too. If you ever lose water, call 703-776-0996. No-water calls take priority.
Getting It Scheduled
Closings run on tight timelines, so call early. Oasis Well Service is a family-owned, licensed and insured company, and we inspect and test wells across Prince William, Fauquier and nearby counties. Call 703-791-3981 to set up a well inspection and water test for the home you are buying.