When the Home Inspection Flags the Tank
Clifton homes change hands, and when they do, the well system gets a close look. A buyer’s report may mention the pressure tank: rust on the shell, a waterlogged tank, or a pump that cycles too quickly during the test. If you are a seller who just got that note, or a buyer trying to figure out what it means, we can help sort it out.
We start with a free diagnosis. Sometimes the tank only needs its air charge corrected. Other times it has failed and needs replacing. We tell you which, plainly, so you can move forward with the sale. A full well inspection covers more than the tank, including a yield and flow test and water tests, if you want the whole picture.
If you are buying, ask the sellers how old the tank is and whether it has ever been replaced. If nobody knows, that is not unusual, and it is one more reason to have the whole system checked before closing. Our post on buying a home with a well covers what to ask.
Big Lots, Long Lines and Pressure at the Far Tap
Around the historic Town of Clifton and out along Clifton Road, lots are large and wooded, and the well may sit a good distance from the house. Water travels that whole line before it reaches the tank. On a property like that, a pressure problem can come from the tank, the line or the pump, and each one tends to look a little different:
- A tank problem usually shows up as rapid on and off cycling and pulsing pressure.
- A line problem may show up as wet ground somewhere between the well and the house.
- A pump problem often shows up as pressure that is slow to build or never reaches the shut-off point.
We check all three before we recommend anything. If the line is the culprit, our water line repair service handles leaks, pitless adapters and trenching.
Tree roots and years of ground movement can work on a buried line too. So if the tank tests fine and the pump still starts when nothing is running, we look outside before we look at a new tank.
Pressure Tank Replacement in Clifton With Filters in the Line
Many Clifton homes have filtration after the pressure tank: a sulfur filter, a softener, an acid neutralizer or a UV light. When we do pressure tank replacement in Clifton, we pay attention to how that equipment ties in. A clogged filter can cut pressure at the taps and make a good tank look bad. A backwashing filter or softener can make the pump run for a stretch when nobody is using water.
We set a new Well-X-Trol tank, balance its air to your switch setting and make sure the treatment equipment still gets steady pressure. With the well breaker off and the water drained, the tank air should sit about 2 psi under the low number. On a 40-60 switch, that is around 38. You can learn more on our pressure tank replacement page.
A tank swap is also a natural time to look over the rest of the equipment room. If a filter cartridge is overdue or a valve is sticking, we will point it out. If your treatment setup needs real attention, see well water treatment in Clifton.
Finished Basements and Tank Leaks
A lot of well tanks share a basement with finished rooms, storage and carpet. That makes a slow leak more than a nuisance. Glance at the base of your tank now and then. Rust streaks, a damp spot or a drip from a fitting are all reasons to call before they turn into a bigger mess.
If you find water spreading from the tank, turn the well breaker off to stop the pump from refilling it. Then call. For no water at all, use our emergency line, 703-776-0996. Please do not open the pressure switch cover or touch anything inside it.
When space is tight, we set the new tank so the gauge and air valve stay easy to reach. That way the next time you want to check the air with a tire gauge, you are not moving boxes to do it.
Is the Pump Still Healthy?
A tank that has been failing for a while puts extra starts on the pump. Most well pumps last 10 to 15 years, and the water level, well depth, water quality and how much you use all push that number up or down. If yours is older or has been short cycling for months, we look at it too. See well pump repair in Clifton if the pump needs work. New pump installs carry a 5-year warranty.
Most of the time, though, a healthy pump keeps running just fine once it has a good tank behind it again. We will not suggest a new pump unless the pump itself is the problem.
Next Door to Prince William
Clifton is in Fairfax County, right next door to our Prince William County service area, and we are out that way regularly. We also handle pressure tank replacement in Centreville and pressure tank replacement in Broad Run. The Lindgren family has run Oasis Well Service since 1987. Diagnosis is free, within reason, and no-water calls take priority day or night. Call 703-791-3981 to schedule.