What to check before you close

Buying a Home With a Well in Tennessee

The City of Manchester Water and Sewer Department serves the city and some areas of Coffee County, but some rural homes around the county get their water from a private well. A well is not a reason to pass on a home. It is a reason to test the water and ask good questions during your inspection period. Here is how I help buyers check a well, using what the Tennessee Department of Environment and Conservation (TDEC), UT Extension and the U.S. Environmental Protection Agency (EPA) say.

This is general information. For questions about your own water results, talk with the lab, a licensed well professional or your health department.

Who is responsible for well water

UT Extension says public water systems must test their water. With a private well, that job falls to the owner. UT Extension estimates that about 8 percent of Tennessee residences use private wells or springs for drinking water, and it says the owner of a private water system is solely responsible for monitoring the quality of that water.

The EPA says the quality and safety of water from private household wells is not regulated by the federal government under the Safe Drinking Water Act, nor by most state governments. TDEC says the State of Tennessee does not have requirements for sampling and analysis of private water supplies. In other words, the testing is up to you as the buyer, and to your lender if it asks for it.

Public water or a well?

Ask the seller and check the utility bills. Because the city water system also reaches some county areas, a home outside city limits can still be on public water. My utilities guide lists the providers.

A home can also have both. UT Extension notes that many rural Tennessee homes have a well that is no longer used because a water supplier came along after the house was built. An unused well needs to be closed properly, and TDEC says it requires these wells to be closed by a licensed water well driller. If you see an old well on a property, ask whether it was ever closed.

Find the well records

TDEC says information about private water wells is public record. It offers a water well web application, linked from its well water page, that shows private well data. TDEC also notes that some older records do not have reliable location information, so a well may not appear exactly where it is.

When a licensed driller finishes a well, TDEC says the driller is required to send a Tennessee Water Well Drillers Report to the Division of Water Resources. The report gives the owner's name and address, the well location, the completion date and a description of how the well was built. To get a copy for an existing well, TDEC says to call your TDEC field office at 1 888 891 TDEC (8332) with the Driller Tag number. Ask the seller for that tag number and any copy of the report they have.

What to test for

TDEC strongly recommends that private water supplies be tested every year for bacteria. Coliform bacteria are indicator organisms that show the potential for disease causing bacteria. If a well tests positive, TDEC says to disinfect the well and retest, and if bacteria persist, permanent disinfection equipment such as a chlorinator or ultraviolet light may be needed.

The EPA recommends testing a private well every year for total coliform bacteria, nitrates, total dissolved solids and pH. It also suggests extra tests based on what you see or what is nearby:

Recurring stomach illness: coliform bacteria
Plumbing that contains lead: pH, lead and copper
Radon in indoor air or a radon rich region: radon
Nearby areas of intensive agriculture: nitrate, nitrite, pesticides and coliform bacteria
Stained plumbing fixtures or laundry: iron, copper and manganese
Soaps that do not lather or scaly residue: hardness
An odor of gasoline or fuel oil, or buried fuel tanks nearby: volatile organic compounds
An objectionable taste or smell: hydrogen sulfide, corrosion and metals

UT Extension adds that a house built before the 1980s is a reason to test for pH, lead and copper, and that if your household includes infants, older adults, expectant mothers or people with weakened immune systems, testing for pathogens is warranted. It also reminds buyers that water can look clear and smell fine and still contain things that do not affect taste or clarity.

The EPA radon guide for home buyers adds that if a home with a private well has elevated radon in the air, you should have the water tested too. My home inspection guide covers radon testing.

Who does the test

TDEC water samples. TDEC offers total coliform water sampling and says those samples are routinely requested for real estate transactions. For other questions about total coliform sampling, TDEC points buyers to the Environmental Field Office for their area through its septic program pages.
Certified labs. For a broader set of tests, TDEC says to contact a private laboratory or consulting service. TDEC keeps lists of laboratories certified for drinking water analysis through its Laboratory Certification Program, linked from the TDEC well water page. The EPA says to use only labs that are certified for drinking water testing.
UT Extension. UT Extension does not test water for the public, but its publication Having Confidence in the Quality of Your Drinking Water explains what to test for and how to read results.

Prices and turnaround times vary, so ask the lab or TDEC office for current fees and how long results take before you schedule the test. Make sure your results will be back before your inspection period ends.

If your lender asks for a water test

Some lenders require a well water test before closing. TDEC says that because Tennessee has no state requirement, you should first ask the entity requiring the sample, such as your lender, which items the water must be tested for. Ask your lender early which tests it needs, who may collect the sample, which labs it accepts and how recent the results must be. Loan program rules change, so get the answer from your lender in writing rather than relying on what worked on another purchase.

Sinkholes, limestone and cloudy water

UT Extension says large areas of Middle and East Tennessee sit on karst geology, meaning limestone and dolomite bedrock. Finding groundwater there is less certain, and minerals from the rock can dissolve into the water. Rainwater can also dissolve the rock and leave caves and sinkholes that act as direct paths from the surface to the groundwater.

UT Extension says that if a private water supply turns cloudy after rain, it is very likely under the direct influence of surface water, and the water should not be used for drinking until it clears. Ask the seller whether the water ever changes after heavy rain. Tennessee law also requires sellers to disclose a known sinkhole on the property under TCA 66 5 212. My seller disclosure guide explains that section.

Look at the wellhead

Walk out to the well with your inspector. TDEC well construction guidance says:

The watertight casing should extend at least 6 inches above the ground, and at least 2 feet in areas subject to flooding
The top of the casing should be sealed with a suitable cap or sanitary seal
The ground should slope away from the top of the well
A well should not be built in a pit or a basement, and should be at least 5 feet from overhanging rooftops or power lines
Pesticides, gasoline, paint thinner, solvents and other chemicals should not be used or stored within 20 feet of the well
The well casing should never be cut off by the owner, because the well ID tag is lost and the well becomes more open to surface water and bacteria

For locating new wells, TDEC lists minimum distances required by regulation, including 50 feet from septic tanks and drain fields, 50 feet from sewer lines, 100 feet from animal pens and feed lots, and at least 10 feet from a property line. An older well may have been built under different rules, so treat these as a guide to what to ask about rather than a pass or fail test. UT Extension also recommends diverting stormwater away from the wellhead, keeping livestock and poultry more than 150 feet from the well and making sure the septic system is working properly.

Water supply and the pump

How much water a well produces matters as much as what is in it. TDEC says that generally, a well that yields 3 to 5 gallons per minute or more will serve a household of four to six people. The pump and storage tank are sized to the well and the household. Ask the seller about the age of the pump and tank, any service records, and whether the water has ever run short.

Repairs and treatment need a licensed pro

The Tennessee Water Well Act of 1963 requires anyone drilling a water well to be licensed, and TDEC says people who install a pump or a water treatment device on a well must be licensed too. TDEC publishes a list of licensed drillers and installers, linked from its well water page. TDEC suggests asking a driller or installer:

Will you provide a written contract?
Does your insurance cover damage to the property and other liabilities?
Can you provide your license certificate and a list of references?
Will you itemize what the work will cost, including any registration fee paid to the State of Tennessee?
How will the well be built, disinfected, sealed and backfilled, and will I get the well report?

TDEC lists common well water problems that treatment devices may address, including bacteria, iron and iron bacteria, sulfur odor, hard water and sediment. It says these depend heavily on the geology near the well, and it recommends talking with a licensed treatment installer with experience in your area. TDEC also says the well should be disinfected each time the well, pump or pipes are serviced.

Homes with a well and a septic system

Many rural homes have both. The EPA notes that effluent from septic leach fields can reach a water source and put microorganisms in a well. That is one more reason to test the water and check the septic system together. My septic systems guide for buyers covers TDEC septic records and the inspection letter. Buying land and planning to drill? My land buying guide walks through septic, utilities and the rest of the checklist.

Keep reading:

Looking at a home with a well?

I help buyers across Manchester and Coffee County plan well water tests, septic checks and the rest of the due diligence list before deadlines pass. Call or text me at (615) 497 1658, or request my buyer guide below and tell me what you are looking for.

Common questions

Does Tennessee require a well water test when you buy a house?

TDEC says the State of Tennessee does not have requirements for sampling and analysis of private water supplies. Your lender may require a test, so ask the lender which items it needs tested.

What should I test well water for when buying a home?

The EPA recommends testing a private well every year for total coliform bacteria, nitrates, total dissolved solids and pH, plus other tests based on local conditions, such as lead and copper in older homes or radon if indoor air radon is high.

Where can I get well water tested in Tennessee?

TDEC offers total coliform water samples, which it says are routinely requested for real estate transactions. For other tests, TDEC keeps lists of labs certified for drinking water analysis through its Laboratory Certification Program. Ask the lab for current fees.

How do I find records for a private well in Tennessee?

TDEC says private well information is public record and offers a water well web application. For a copy of the driller report, call your TDEC field office at 1 888 891 8332 with the Driller Tag number.

Who can repair a well or install a water treatment system in Tennessee?

TDEC licenses well drillers, pump installers and water treatment installers. The Tennessee Water Well Act requires anyone drilling a water well to be licensed, and installers of pumps and treatment devices must be licensed too.

Matt Sargent is a Tennessee licensed affiliate broker with Keller Williams who helps buyers and sellers in Manchester and Coffee County. Call (615) 497 1658 or send a message.