Renovating for ROI: Well and Septic Systems

Private wells

Homes served by private wells rely on an independent water source rather than a municipal supply, and the system includes the well itself, the well pump and the pressure tank. Unlike public water systems, private wells are not regulated or routinely monitored, making maintenance and testing the responsibility of the property owner. This section is only a brief overview of the functional aspects of a private well, and I encourage you to have a proper test done if you are in doubt about the well’s viability. In terms of appraised and market value, the well must provide clean water, and enough of it, to satisfy basic value standards. Some counties may require a point of sale inspection as well. Just be sure the well meets minimum standards and functions properly.

How to inspect a private well:

• I suggest using an at home well testing kit as an affordable way to get a general indication of water quality. These kits typically include test strips for common minerals and contaminants, along with a basic screening for bacterial presence.

• Run the water to test the well pump’s functionality. The pump should activate when system pressure drops to the pump’s cut in setting and shut off once the pressure reaches the cut out setting. The cycling should be smooth and consistent, without rapid on-off operation, extended run times, or failure to reach full pressure.

• A drawdown test is used to determine whether a well can supply an adequate volume of water for household use. A commonly accepted benchmark is a sustained flow rate of approximately 5 gallons per minute (gpm). A typical exterior hose spigot flows close to 5 gpm, but the actual rate can be verified by filling a known volume container and timing how long it takes, then calculating the flow rate. A formal drawdown test is performed by measuring the static water level in the well casing, then running the system at 5 gpm for a set period, typically 15 minutes, and measuring how much the water level drops and how quickly it recovers. This method provides useful information about both well capacity and recharge rate. If you do not have the tools to measure water levels in the casing, a simplified field check can still provide a general sense of well performance. The well can be run at approximately 5 gpm for 30 minute intervals, allowing short recovery periods between runs, while monitoring for pressure loss, sputtering, or air in the lines. If the system can supply roughly 200 to 300 gallons over a couple of hours without noticeable issues, the well is likely adequate for typical residential use. Care must be taken not to run the pump dry, as this can damage the pump and shorten its service life. This informal method is harder on the equipment and should be used cautiously, with close attention to system behavior throughout the process.

• Water quality is a key concern with private wells. Changes in taste, odor, or color can indicate contamination, mineral issues, or equipment related problems. Because water quality cannot be determined through visual inspection alone, periodic laboratory testing is recommended for bacteria, nitrates, and other region specific contaminants, and such testing may be required during a real estate transaction. If a home has been vacant for an extended period, preemptive shock chlorination of the well may be advisable. If testing still fails after disinfection, installation of an appropriate water treatment system may be necessary to address the underlying issue.

• The well location and surface protection should also be considered. The well head should be properly sealed, elevated above grade, and located away from potential contamination sources such as septic systems, surface runoff, or chemical storage. If wells are too close to septic systems (less than 50 feet), the property may have issues qualifying for certain types of loans, such as FHA.

Private sewers (septic systems)

Properties not connected to a municipal sewer system rely on a private sewer, commonly referred to as a septic system. A typical system consists of a septic tank, distribution piping, and a soil absorption system such as a drain field or leach field. These systems treat and disperse wastewater on site and depend heavily on proper installation, suitable soil conditions, and regular maintenance. Septic systems are especially important during real estate transactions, as a point of sale inspection is often required. Identifying potential issues early allows the homeowner to address them proactively. Even an older system can be considered adequate in terms of value, provided it passes inspection and functions properly. Septic systems are very expensive, do your due diligence and hire someone if you don’t feel confident, you don’t want to be surprised with a big bill at the end of your project.

Inspecting a septic system:

• The inspection should begin with a review of county or local health department records. These records can provide valuable information about the type of system installed, its location, the age of the components, and any permitting or testing history. A system with no available records should be considered a red flag, as this often indicates the system is very old or was installed before formal documentation requirements were in place. Conversely, if you see that a formal test was done recently and it passed, you can be confident that the system will likely pass again. You will still want to inspect it yourself to be sure nothing has failed in the meantime.

• Locate the septic tank and inspect all accessible components. The tank should have a proper, secure lid or riser in place to prevent surface water intrusion and to reduce safety hazards. Missing, damaged, or makeshift covers should be considered a defect. If access is available and it can be done safely, a phone or camera can be lowered into the tank opening to document interior conditions. Look for cracks and spalling, or significant corrosion that could allow wastewater to leach into the surrounding soil. Structural deterioration of the tank is a serious concern, as it can lead to system failure, groundwater contamination, and costly replacement.

• Evaluating the leach field is one of the most critical parts of a septic inspection. A common method is dye testing, which helps confirm flow through the system and identify surface discharge. Septic dye is added to a toilet and flushed, allowing you to visually confirm that wastewater is entering the septic tank as expected. After confirming flow to the tank, a hydraulic load test of the absorption field can be performed. This typically involves introducing water directly into the tank using a hose and measuring the volume added over time. The required test volume depends on the size of the home, often based on the number of bedrooms, but most residential tests fall in the range of 200 to 300 gallons. While loading the system, monitor the tank water level carefully. The liquid level should remain below the inlet pipe and flow steadily toward the outlet, indicating that the drain field is accepting water. If the level rises above the inlet, it suggests the absorption system is restricted or failing. Walk the drain field area and nearby drainage paths while testing, watching for any surfacing dye or effluent. The appearance of dye at the surface or in ditches indicates system failure and typically points to a costly repair or replacement.

• Maintenance history is a critical factor in assessing septic system condition. Septic tanks generally require pumping every three to five years, depending on household size and usage. A lack of documented maintenance increases the risk of internal solids buildup, clogged distribution lines, and premature drain field failure. Heavy equipment, vehicles, or structures should not be placed over the tank or drain field, as soil compaction and physical damage can compromise system performance.