When buying rural property with a well and septic system, have both inspected by specialists during your contingency period. A well inspection checks production, equipment and water quality. A septic inspection involves pumping the tank and checking its condition and the leach field. Also confirm that permits and records are on file with the county.
What does a well inspection cover?
A well inspection covers three things: how much water the well produces, the condition of the equipment, and the quality of the water.
- Production. A licensed well contractor runs the pump over a set period and measures the output and how the water level responds.
- Equipment. The pump, pressure tank, controls, wiring and wellhead are checked for condition and proper sealing.
- Water quality. A sample goes to a certified lab. Testing commonly includes bacteria and nitrates, and the lab or contractor can recommend other tests suited to the area.
Results describe the well on the day of the test. Groundwater conditions change with the seasons and with drought, so ask about the well’s history too.
What records should exist for a well?
Most drilled wells have a well completion report, sometimes called a driller’s log, which records the depth and construction of the well. In California these reports are filed with the state Department of Water Resources. Ask the seller for a copy, along with pump service and repair records.
If the well is shared with a neighbor, ask for the recorded shared well agreement. It should spell out who pays for power, maintenance and repairs, and who has access. Lenders often want to see it.
What does a septic inspection cover?
A septic inspection covers the tank and the leach field. The tank is usually pumped first, because its walls, baffles and inlet and outlet cannot be seen properly while it is full.
- The contractor locates the tank and lids, pumps it, and checks for cracks, leaks and damaged components.
- The leach field is checked for signs of failure, such as wet ground, odors or slow drains and backups in the house.
- You should receive a written report with the location of the system.
Why do county permit records matter?
Permit records show what was approved, and you can compare that with what is on the property now. Septic systems are designed for a home of a particular size, commonly tied to the number of bedrooms. If rooms or a second unit were added without upgrading the system, it may be undersized for the home as it stands.
In Riverside County, the Department of Environmental Health is the agency to ask about well and septic permits. Other counties have their own environmental health offices.
Does financing change what is required?
It can. Some loan programs have their own requirements for well water testing and for the condition of the well and septic system. Tell your lender at the start that the property has a well and septic so any required tests can be ordered in time.
Who pays for inspections and repairs?
It is negotiable and should be written into the purchase contract. The contract can state who orders and pays for the well test and septic pumping, and you can negotiate repairs based on the results.
These systems are common on acreage in areas such as De Luz, La Cresta and parts of Temecula Wine Country. Budget for ongoing costs as well: electricity for the pump, periodic septic pumping and eventual replacement of equipment.
Frequently Asked Questions
How often does a septic tank need to be pumped?
It depends on the tank size, the number of people in the home and how the system is used. A septic contractor can recommend a schedule after inspecting the system. Ask the seller for past pumping records.
Can a well run dry?
Yes. Production can decline or stop, especially during a prolonged drought or as nearby groundwater use changes. A production test shows current performance but cannot guarantee future supply, so ask about the well’s history and about neighboring wells.
Can I connect a rural property to public water or sewer later?
Only if service is available nearby and the district allows it, and connecting can be costly. Contact the local water or sewer district about the specific parcel before assuming it is possible.
Does a standard home inspection cover the well and septic system?
Usually not in any depth. General home inspectors typically note visible issues and recommend specialists. Hire a licensed well contractor and a septic contractor to inspect these systems.
Buying Rural Property?
Aimee Ghafouri is a real estate agent based in Temecula who grew up in Murrieta and works with buyers, sellers and investors across the Temecula Valley and southwest Riverside County.
Aimee Ghafouri, 951 Properties, CAL DRE #02193341. This page is general information, not legal, tax or financial advice. Equal Housing Opportunity.
