Do You Own or Are You Looking At A Home with a Private Well Instead of City Water?

For my birthday, Kevin took me to a day long class on Wells and Private Septic Systems. While this doesn't sound thrilling, I actually learned a lot of very helpful information. Because we work with a lot of rural properties in Western Montana, we see a lot of well and septic systems - some good, some not so good.

If You're Considering a Private Well, here's what you should look for:

1.) Get a copy of the Well Log - The Well Log should list when the well was dug, the company that did the work, the gallons per minute (GPM), static water levels, the well depth and geologic formations. If you can't find a water log, contact the Department of Environmental Quality or DNRC to see if they can assist you in finding it, or create the log for you.

If the Gallons Per Minute is low, you may have problems with the well running dry. Homes will low gpm may need a regulator installed. It can also be difficult to resell your home if it is a low yielding well. If there is a question, have the well tested.

2.) If there is a Septic System Also - how far away from the well is it? It should have a 100 foot protection zone from the septic tank and the drain field. You should request a copy of the Septic System map from the seller, if you have questions, contact your County Sanitarian or Health Department to make sure the distance is safe.

3.) Inspect the Well Caps- Is it cracked, corroded, or unprofessional? If so, you will want to make sure to test the water and have the case replaced. The ideal well cover is a sealed sanitary casing (See picture).

4.) Look for Settling on the Ground Around the Well - Over time, the ground around the well will settle, this can allow dirt and debris to get into the water so have it checked.

5.) Run the Water and Listen to the Pump:

• The run time should be less than a minute long
• The period between pump cycles should be greater than three minutes

6.) Check the Pressure Tank - if you knock on the tank, it should sound full on the bottom and hollow on the top, if it is full at the top, it could be waterlogged. If the pressure tank isn't working effectively, in can burn out your pump.

7.) Where is the Well Located? Check to see if there is livestock close by or other hazards that could get into the well water. This is a common reason for well contamination.

8.) Was the Well Installed by a Professional and Licensed Well Driller? If you have a copy of the well log, you should have the name of the company that drilled the well. Check with your state to verify their licensure. In boom times, more and more non-licensed well drilling companies pop up.

9.) Does the Homeowner Use a Water Softener? If so, check to see if there is a sediment filter to the softener. Also, a water softener can cause problems with a septic system because they slow absorption by the soil, leading to early failure of a septic system.

10.) Have the Water Tested: Have the water professionally tested for:

• Coliform (annually)
• Nitrate (annually)
• Nitrite
• PH
• Chloride
• Iron
• Arsenic
• Sulfate
• Hardness
• Alkalinity
• Manganese
• Check with the Water Testing Company to see if they recommend other tests for your area.

These are some basic tips on what to look for but we recommend a Professional Well Inspection prior to buying a property.

Are You Looking at Buying Bare Land? Here are Some Tips for What to Look for When Shopping for Land

Copyright 2009 - Kevin and Monica Ray Access Realty

*******

Kevin and Monica Ray are Missoula Real Estate sales and marketing professionals for Access Realty in beautiful Western Montana. We provide services in, but not limited to: Missoula, Superior, Alberton, Saint Regis, Lolo, Clinton, Turah, Potomac, Florence, Corvallis, and Hamilton

For more information on Kevin and Monica Ray or Western Montana Real Estate, they can be reached at 406-207-1185 or online at www.YourMT.com.