Get Well Wishes
March 25th, 2007 by Rich Jacobson
Many residential properties here on the Kitsap Peninsula have a private or shared-party well as their water source. As a Buyer’s Agent, I normally include NWMLS Form 22R (Well Inspection Addendum) along with the Purchase & Sales Agreement. This addendum requires that the Sellers disclose how many connections are served by the well, and verifies an adequate supply of household and yard water to the property. In addition, if required by the Buyer’s Lender, the Sellers will provide, at their cost, a health letter from the County to certify that the water is free from any biological, bacteriological, or chemical agents. This process requires that a water sampling be taken by an approved third party testing lab.
Sounds like boring stuff, right? Well, it can be, unless you’re a relentless advocate for your Buyers like I am!
Neglecting something as HUGE as a meaningful well inspection can land you in some really hot water (pun intended).
In the practice of real estate here in Washington State, there is no such thing as a “standard” or “approved” well inspection criteria. If you call 5 well system specialists and ask them how much it costs to do a well inspection, you’ll get 5 different answers, along with the proverbial, “How much do you want to spend?”
As a minimum, I always require for the well water to be tested. Just because the current owners live there and drink the water doesn’t necessarily make it safe. I can purchase a testing kit from one of the local labs for $20 and do the sampling myself, or my Buyers can pay an extra $100 and have the entire process performed solely by the lab. If I do the sampling, I ensure that my Buyers are present at the time. Typically, we will take a sample during the home inspection, and then afterwards, my Buyer goes with me to the lab to drop off the sample bottle. To avoid potential liability, it is vital that my Buyers follow the sampling chain during the entire process.
In addition, I normally prescribe an evaluation of the mechanical components of the well system by a professional well specialist. This normally includes an inspection of the pressure tank & bladder, the pump & motor, and the electrical supply panel & pressure switch. Other aspects of the well system can be tested as well, such as flow rate, water levels, and depth.
In many instances, we can access a website from the Washington State Dept. of Ecology on Well Logs. This can provide pertinent documentation concerning the original well installation. Another great resource for your Buyers to consult is www.WellOwner.org
As with all elements of the home buying process, you want to provide your clients with a wealth of good resource information, offer them corresponding options, and empower them to make intelligent, informed decisions.
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Tags: bremerton real estate, kitsap real estate, kitsap well agreement, poulsbo real estate, silverdale real estate
Hey Keith! Thanks for stopping by! It always very interesting how these issues can vary so significantly from one state to the next. I don’t think I’ve ever come across any ‘Use it or Lose it’ situations around here. There are constant changes and improvements here on SoundBiteBlog, so make a point of dropping by often. Thanks!
Hello Sparky..we don’t have many well issues in urban areas of Utah, but outside the municipalities I’ve run into similar problems. I’ve never run into “shared” wells. They’ve all been privately owned and drilled for irrigation, livestock, or potable water. What I’ve seen most is the use it or lose it law on water rights. Several owners thought they had rights to property passed down through generations and lost them because they did not use the water.
Congrats on your site…you should attract some attention.
Tony – All’s WELL that ends WELL? It’s the details that can get you in trouble. You’re absolutely right that this can become a huge source of contention between parties. All the more reason to ensure that all the facts are known right up front as soon as possible. One of my mottos? “No Surprises!” Thanks for your active visits and commenting!
Oh yes, shared well agreements and inspections. One of the areas of real estate that has ignited many a passionate disagreements between buyers, sellers, real estate agents, lenders and title companies. Great advice for BOTH consumers and professionals! Thank you for the great article.
Tony Gallegos