Private Wells: What I Do and What I Don't
If the home you’re buying is outside a city water system, and that’s true of a lot of properties west and north of Fort Worth toward Weatherford, Springtown, Azle, Rhome, and Decatur, and plenty of half-acre lots in older subdivisions closer in, there’s a good chance it’s on a private well. The well is your water supply, it’s yours to maintain, and a general home inspection doesn’t cover it.
I don’t inspect wells. It’s a specialty with its own licensing, its own equipment, and its own liability, and I’d rather tell you that up front than pretend otherwise. What I do is inspect everything else on the property, including the aerobic septic system if there is one, and if you need the well looked at, I’ll put you in contact with a well professional. From there you deal with them directly: their schedule, their price, their report.
This page exists because buyers ask me about wells constantly, and the answers are worth having before you’re under contract.
Why a Well Deserves Its Own Inspection Here
The Trinity and Paluxy aquifers under Parker, Wise, and western Tarrant County have been drawn down hard by twenty years of subdivision growth. Wells that produced fine in 2005 are running low, being deepened, or being replaced. The pump, pressure tank, and controls are the other side of it: a submersible pump is a four-figure replacement, and it lives at the bottom of a hole where nobody looks at it until it quits.
A well inspection tells you three things a walkthrough can’t: whether the well produces enough water for the house, whether the equipment is near the end of its life, and whether the water is safe to drink.
What a well inspection typically covers, so you know what you’re paying for and what questions to ask:
- Flow and recovery: how many gallons per minute the well produces and how quickly it recovers after a sustained draw. This is the number that matters most.
- Pump and pressure system: pump operation, amperage draw, pressure tank charge and condition, pressure switch, and the cycling pattern that points to a failing tank or a leak
- Wellhead and casing: cap condition, casing height and integrity, sanitary seal, and whether surface water can get in
- Electrical: wiring, disconnect, and the control box
- Water quality: a sample for bacteria at minimum, and often a broader panel
- Records: the state well report (driller's log) that shows depth, casing, and yield when it was drilled, and any permit history
For what a water test covers and when it’s worth ordering, see the water testing page.
What I Cover on the Same Property
Everything the well feeds. On any property with a well I pay particular attention to the plumbing on the house side of the pressure tank, water heater condition (well water is hard on them), any whole-house filtration or softener, and the aerobic septic system if the home has one. If you have a well report in hand by the time I’m on site, I’ll read it with you during the walkthrough.
What I Can Tell You Without a Well Inspection
During the home inspection I’ll note what’s visible: the pressure tank, the wellhead if I can see it, water pressure and flow at the fixtures, and any staining or odor that points to iron, hardness, or bacteria. That’s an observation, not a well inspection, and the report says so. It’s enough to tell you whether the well deserves a closer look before your option period ends.
How It Works
- Book the home inspection and tell me the property is on a well
- I put you in contact with a well professional; you schedule and pay them directly
- Order it early in the option period so the results are back before you have to decide
- Bring the well report to the walkthrough and I'll go through it with you
What Clients Say
Frequently Asked Questions
Do you inspect wells yourself?
No. I’ll put you in contact with a well professional, and you work with them directly. I don’t schedule it, price it, or receive a fee for the referral.
Should I get the well inspected before closing?
Yes, if the home is on a private well. A replacement well or pump can cost more than most repairs a home inspection turns up, and the results are worth having inside your option period.
How do I know if the home is on a well?
No water bill, a pressure tank (usually in a garage, well house, or closet), and a capped pipe sticking out of the ground somewhere on the property. The seller’s disclosure should say so too.
Can you tell me anything about the well during the home inspection?
I’ll note what’s visible: the pressure tank, the wellhead if I can see it, water pressure and flow at the fixtures, and any staining or odor. That’s an observation, not a well inspection, and the report says so.
Do you inspect the septic system too?
Aerobic systems, yes, as part of the home inspection. See the aerobic septic page.
Buying a Home on a Well?
Book the home inspection and ask me about the well when you call. I inspect homes on private wells throughout Parker, Wise, Johnson, Denton, and Tarrant County. Call or text 469-879-2772, or schedule online.