What Is Included in a Real Estate Water Well Inspection?
Quick Answer
A real estate well inspection covers the wellhead, pump performance, flow rate, water level, pressure tank, electrical system, and often a water sample.
Understanding exactly what a real estate water well inspection covers helps buyers know what questions to ask and what to expect in the report. Here’s a complete breakdown of what a professional pre-purchase well inspection includes.
Wellhead and Surface Evaluation
The inspection starts at the surface. The contractor examines:
- Wellhead cap and sanitary seal — must be present, intact, and watertight
- Casing condition at ground level — checking for corrosion, physical damage, or improper sealing
- Vent screen — should be present to prevent insects and debris from entering
- Well identification tag — TDLR regulations require a permanent tag with driller name, well number, and depth
- Setback compliance — distance from the wellhead to the septic system, fuel tanks, animal pens, and structures
A missing or deteriorated sanitary seal is one of the most common findings on older wells. It’s typically a minor repair but must be addressed to prevent surface water contamination.
Pump and Pressure System Tests
The heart of the inspection is evaluating the pump and pressure system under operating conditions.
Flow Rate Test
The contractor measures how many gallons per minute the well produces during sustained pumping. This is compared against household demand expectations for the number of bedrooms and bathrooms.
| Household Size | Recommended Minimum Yield |
|---|---|
| 1–2 bedrooms | 1–2 GPM |
| 3–4 bedrooms | 3–5 GPM |
| 5+ bedrooms or irrigation | 5+ GPM |
Drawdown Measurement
The contractor measures the static water level (water level before pumping) and the pumping water level (level during active pumping). The difference is drawdown. Excessive drawdown compared to the well’s depth indicates aquifer limitations or pump inefficiency.
Pressure Tank Evaluation
The pressure tank maintains consistent water pressure and protects the pump from short-cycling. The inspection checks:
- Tank pre-charge pressure (typically 2 PSI below pump cut-in pressure)
- Whether the tank bladder or diaphragm has failed (waterlogged tank)
- Age and physical condition
- Correct sizing for household demand
A failed pressure tank causes the pump to cycle on and off every few seconds, dramatically shortening pump life. Replacement costs $400–$900.
Pressure Switch and Electrical
- Cut-in and cut-out pressure settings (typically 40/60 PSI for residential)
- Electrical panel and wiring to the pump control box
- Overload protection and surge protection devices
Water Sample Collection
Most inspectors will collect water samples for laboratory testing as part of or in addition to the inspection. A standard potability panel submitted to a certified Texas water testing lab covers:
- Total coliform and E. coli (bacteria)
- Nitrates and nitrites
- pH, hardness, iron, manganese
- Turbidity
For North Texas properties, consider adding arsenic and fluoride to the panel, particularly in Erath, Hood, Palo Pinto, and Somervell counties where elevated levels are documented in some formations.
Lab results typically take 5–10 business days. Order the sample on the same day as the mechanical inspection to keep within your option period.
The Written Inspection Report
A real estate-quality inspection report should include:
- Summary of findings with clear pass/concern/fail designations
- Photographs of wellhead, electrical components, pressure tank, and any deficiencies
- Flow rate and drawdown data from the pump test
- Itemized repair recommendations with estimated costs
- Inspector’s license number and signature
This documentation supports your negotiating position and, if repairs are agreed to, serves as a baseline for verifying work was completed.
What the Inspection Does NOT Cover
A well inspection does not evaluate:
- Underground casing condition (requires camera inspection, a separate service)
- Aquifer long-term sustainability or drought resilience
- Future pump lifespan (only current performance)
- Treatment system performance (softeners, iron filters — tested separately)
- Distribution plumbing inside the house