by Daniel Yoon | eXp Realty | Richmond, Virginia
If you are buying a home in Hanover County, rural Chesterfield, or outer Henrico, there is a good chance the property uses well water and a septic system instead of public utilities. About 30% of Hanover homes are on well and septic. This is not a problem, but it requires different due diligence than a home on public water and sewer.
Well Water: What to Test and What It Costs
A well water test during your home purchase should check for bacteria (coliform, E. coli), nitrates, pH levels, iron, manganese, and hardness. Cost: $100 to $300 depending on the panel.
In the Richmond area, iron and hardness are the most common issues. They are not health hazards but affect taste and can stain fixtures. A water softener ($1,500 to $3,000 installed) solves both.
If bacteria is present, the well needs to be shock-chlorinated ($200 to $500) and retested. Persistent bacteria may indicate a compromised well casing that needs repair ($1,000 to $3,000).
Septic Systems: What to Inspect
A septic inspection ($300 to $500) checks the tank condition, drain field function, and system age. Key things to know:
- Tank pumping: Every 3 to 5 years. Cost: $300 to $500 per pump.
- Drain field lifespan: 20 to 30 years. Replacement costs $5,000 to $15,000+.
- Red flags: Standing water over the drain field, sewage odor in the yard, slow drains throughout the house.
Negotiating Well and Septic Issues
If the inspection reveals problems, negotiate the same way you would any other inspection finding. Failed septic or contaminated well water are legitimate reasons to request repairs or credits. I have negotiated $5,000 to $12,000 in credits for septic and well issues on Hanover properties.
FAQs
Should I avoid homes with well water and septic?
No. Millions of homes in Virginia use well and septic safely. They require more maintenance awareness than public utilities, but the tradeoff is no monthly water and sewer bill, which saves $100 to $150/month in the Richmond area.
Can I get a VA or FHA loan on a home with a well and septic?
Yes. Both VA and FHA loans allow well and septic. The well water must pass testing and the septic must pass inspection. Your lender may require specific test results.
Looking at a home on well and septic? Call Daniel Yoon at (804) 896-2694. I know what to test, what to look for, and how to negotiate if issues come up.