Buying a home with a well & septic

Rural buying guide

Buying a home with a well & septic

Outside city limits, many homes rely on a private water well and an on-site sewage facility (OSSF), commonly called a septic system. Neither is a reason to walk away, but both deserve careful inspection before your option period ends. This guide explains what to ask for, who inspects what, and the official resources for North Texas buyers.

Septic checklist

• Identify the system type (conventional or aerobic) and get the permit and approved design from the county or other permitting authority
• Hire an inspector licensed for OSSF work, and ask when the tank was last pumped and serviced
• Confirm the system is sized for the number of bedrooms and any additions
• Walk the drain field or spray area: soggy ground, odors or lush stripes can point to problems
• At Possum Kingdom Lake, the Brazos River Authority permits systems within 2,000 feet of the lake or the 1,000-foot contour (BRA). See the PK buying guide.

In Texas, septic systems are regulated by the TCEQ On-Site Sewage Facilities program, usually through a county or city "authorized agent" that issues permits and keeps records. Site evaluators, installers and maintenance providers are licensed by TCEQ.

Aerobic systems

Aerobic treatment units are common on smaller or rocky North Texas lots. They treat wastewater with air and often spray treated effluent through surface sprinklers. According to TCEQ's maintenance guidance, a new aerobic system comes with an initial two-year service policy. After that, the owner needs a maintenance contract with a licensed provider. Some counties let single-family homeowners maintain their own system after required training, while others don't. Ask the seller for:

• The current maintenance contract and recent service reports
• Records of chlorine (or other disinfection) and alarm checks
• Your county's rules on contract renewal and homeowner maintenance

Water well checklist

• Ask for the well log (driller's report): depth, completion date, yield and pump details. Reports filed since 2001 can often be found in the TWDB Groundwater Data Viewer (Submitted Driller's Reports).
• Have the well, pump, pressure tank and any treatment equipment inspected by a licensed water well or pump installer
• Test the water with an accredited lab (below)
• Check groundwater conservation district registration and rules (below)
• Confirm the distance between the well and the septic system and any livestock areas
• Ask how the well performed in dry summers and whether it has ever been deepened

Helpful reading: Texas Groundwater Protection Committee, Buying Property with a Private Water Well (FAQ).

Water testing

Private wells aren't regulated like public water systems, so testing is up to the owner. Use a lab accredited by TCEQ's laboratory accreditation program. At a minimum, test for bacteria and nitrates, plus anything common in the area. Texas A&M AgriLife's Texas Well Owner Network offers well-owner training and water-screening events.

Groundwater conservation districts

Many Texas counties have a groundwater conservation district that registers wells and sets spacing, tract-size and production rules for new wells. In Jamie's area:

• Parker, Wise, Hood and Montague counties: Upper Trinity Groundwater Conservation District. New wells must be registered before drilling begins.
• Tarrant County: Northern Trinity Groundwater Conservation District
• Other counties: check the TWDB groundwater conservation district map

If you plan to drill a new well on land you're buying, ask the district about minimum tract size and spacing before you close. Also see the land loan guide and land & acreage.

FAQ

Well & septic questions

This content is general information, not legal, tax or lending advice. Rules and deadlines change. Confirm details with the appropriate agency, attorney, CPA or lender.