A well water inspection report records the condition of a private water well and the system that brings its water into a house: how the well was built and how old it is, the wellhead and its cap, how close it sits to septic systems and other things that could foul it, the pressure tank, pump and controls, any treatment equipment, how the water looks and smells at the tap, and which samples were sent to a lab for which tests. This one keeps results marked pending until the lab reports, and runs a flow test section only if you did one. You can fill it in here and download a finished PDF without creating an account.
Two jobs in one visit: the system and the water
A well inspection is really two things. One is the equipment — the casing, cap, pump, pressure tank, switch and treatment units — which you can see, run and photograph. The other is the water itself, whose safety cannot be judged by eye: clear, odorless water can carry bacteria, nitrate or arsenic. That part is decided by a certified lab.
So this form treats them separately. The equipment gets condition ratings and findings. The water gets your observations at the tap and a list of samples with the lab and the tests ordered, each marked pending until results arrive. Send the report now and update the sample list when the lab writes back.
The wellhead is where contamination gets in
Most bacterial problems in drilled wells start at the top, not deep underground. Look for:
- A casing that ends at or below the ground, or inside a pit, where surface water can pour in. Many areas expect it to stand at least a foot above grade.
- A cap that is loose, cracked, or just a plate sitting on top, instead of a sealed, vented and screened sanitary cap.
- Ground that slopes toward the casing, puddles around it, or a lawn sprinkler aimed at it.
- Insects, mice or debris under the cap — if they can get in, so can water.
- Old dug wells nearby that were never filled. They are a channel for contamination and a fall hazard.
Choosing what to test for
Coliform bacteria and nitrate are the usual starting point, and most lenders that ask for a test ask for those. Beyond that, local geology decides: arsenic, uranium and radon in some regions, lead where plumbing is old, iron and manganese where fixtures are stained, and fuel compounds or PFAS near known sources. The local health department will usually tell you what is common in the area.
Follow the lab's instructions to the letter. Bacteria samples need sterile bottles, a cleaned tap with any aerator removed, and delivery to the lab within the time it sets, often a day or less. A well shock-chlorinated in the last couple of weeks will give a falsely clean bacteria result, which is why the form asks.
What a home inspector cannot see
The well bore, the casing below ground, the pump and the drop pipe are out of sight, and depth, static level and yield are only known from records or a well contractor's test. Say where each figure came from, and list in the limitations what was not seen. Pulling a pump, measuring the water level in the bore and certifying a yield are well contractor work.
Common questions
What does a well water inspection include?
Typically a look at the wellhead, casing and cap, distances to septic systems and other contamination sources, the pressure tank, pump controls and switch, any treatment equipment, the water at the tap, and collection of samples for lab testing. A flow or yield test is often added, especially for a purchase.
Can a home inspector test well water?
A home inspector can collect samples following a certified lab's procedure and deliver them, and the lab reports the results. Some states require that samples for a sale be taken by a licensed person, so check locally.
How long do well water test results take?
Bacteria results commonly come back in one to three days. Chemical panels can take a week or two. Until then, the report lists each sample as pending.
What is a flow or yield test?
Water is run for a set time while the flow and pressure are watched, to see whether the well and pump can keep up with a household. A home inspector's flow test shows how the system performed that day; a certified yield test of the well itself is done by a well contractor.
How far should a well be from a septic system?
It depends on local code and the kind of well, but distances of 50 to 100 feet or more are common, and dug wells are often required to be farther away. Record the distances you measured and say whether they appear adequate.
How often should a private well be tested?
A common recommendation is bacteria and nitrate every year, plus a broader panel every few years, and again after flooding, any work on the well, or a change in taste, smell or color.