Short answerA well check should include a water test by a certified lab, commonly for bacteria, nitrates, and nitrites, plus a look at the well cap, casing, pump, pressure tank, and flow. Lenders often require a test for FHA, VA, and USDA loans. A well pump replacement runs about $1,200 to $3,000.
What do inspectors check?
The well cap and casing, pressure tank and switch, flow and pressure, and a water sample.
What are the common findings?
- Loose or missing well caps.
- Failing pressure tanks.
- Low flow.
- Bacteria in the water.
How serious is it?
Most issues are fixable. Contamination needs treatment and retesting.
What does it cost to fix?
| Item | Planning estimate | Source |
|---|---|---|
| Well pump replacement | $1,200 to $3,000 | P |
Planning estimates, not bids. Local contractors may price differently.
When is a specialist needed?
Failed water tests or low flow.
If you are selling
Fix cheap safety items before listing, get a quote on anything big, and disclose what you know. What to fix before listing. A recent water test helps.
If you are buying
Sort the finding into normal for age, negotiate, specialist, or walk away. What to ask the seller to fix.
Frequently asked questions
What if the water test shows bacteria?
Wells are often shocked and retested, or treatment is added.
Who pays for the water test?
It is negotiated in the contract.
Keep reading
Want to know what a buyer's inspector may find before they do?
Book a free pre listing condition walk. I walk the house with you, point out what inspectors and FHA, VA, and USDA appraisers tend to flag, and give you planning ranges so you can decide what to fix, credit, price in, or disclose.
Book a condition walkOr call or text (812) 525-5489, or email [email protected].
The condition walk is a REALTOR® and contractor evaluation, not a home inspection, and it does not replace one. If you have already signed a listing agreement with another agent, please take these questions to your agent.
Looking at a house and not sure what you are getting into?
Ask for a free Before You Offer review. Send me the listing. I look over the photos, the seller's disclosure, and recent sales, then flag likely condition issues and planning cost ranges before you write an offer.
Request a Before You Offer reviewOr call or text (812) 525-5489, or email [email protected].
The Before You Offer review is a REALTOR® and contractor review of the listing, not a home inspection. It is for buyers who are not already working with an agent. If you have an agent, please bring these questions to your agent.
Sources
Written by John Long, REALTOR®, 1 Percent Lists Indiana Real Estate. Working contractor who has priced hundreds of home inspection repair requests. Former labor relations negotiator for a major manufacturer and U.S. Coast Guard veteran.
John Long, REALTOR® · 1 Percent Lists Indiana Real Estate · (812) 525-5489 · yourpropertynegotiator.com
This page is general information, not a substitute for a professional home inspection, and not legal, tax, insurance, or lending advice. Ask a real estate attorney about contracts and disclosure, a CPA about taxes, your lender about loan rules, and a licensed inspector or tradesperson about your house. Nothing here guarantees a sale price, net proceeds, repair cost, payment, timeline, appraisal, inspection result, or loan approval. Cost figures are planning estimates, not bids. I own Wardmark Property Operations LLC, a contracting company. You are always free to use any contractor you choose.