What to Know About Buying a House on a Well and Septic System
Exploring Sisters Oregon Natural Beauty + Small-Town Charm
Many rural Central Oregon properties are served by well water and septic systems and it’s important for buyers to know the specific considerations that differ from homes connected to municipal services.
Here’s what you need to know when buying a house on a well and septic system.
1. Understand the Basics
Before delving into the details, it's essential to understand the basic concepts of well water and septic systems:
Well Water: A well is drilled into the ground that taps into an underground aquifer to provide water for the property. Oftentimes there is a filtration system that the well water will run through before it reaches the home for consumption. These filtration systems are installed at the discretion of the homeowner and generally transfer with sale.
Septic System: A septic system is an underground wastewater treatment system that collects, treats, and disposes of household sewage. It includes a septic tank and a drainfield, and in some cases has a visible raised mound.
2. Inspection Is Critical
A thorough inspection of both the well and septic system is crucial before buying a property.
Well Inspection: Hire a certified well inspector to evaluate the well and pump condition, test for water quality, and measure water flow rate. Testing for contaminants like bacteria, nitrates, and other pollutants is essential to ensure the water is safe to drink. Typical well flow rate is 5 gallons per minute in Central Oregon.
Septic Inspection: A septic inspection involves checking the condition, type, and capacity of the septic tank, as well as evaluating the drainfield's performance. This inspection identifies any potential issues, like blockages or leaks.
3. Maintenance and Responsibility
As a homeowner with a well and septic system, you'll bear the responsibility for maintaining both systems. Some key points to remember.
Well Maintenance: Wells require periodic maintenance, including pump inspections, well cleaning, water quality testing, and filtration system maintenance. Regular well care ensures a safe and reliable water supply.
Septic System Care: Proper septic system maintenance is vital to prevent backups and system failure. This includes periodic septic tank pumping, avoiding excessive water usage, and being mindful of what goes down the drains. Flushable wipes are NOT flushable with septic systems (or any sewage system really).
4. Regulatory Compliance
Be aware of local regulations and requirements related to well and septic systems. These may include setback distances, permitting, and water quality testing. Compliance with these regulations is essential to avoid potential legal issues. In some areas of Deschutes County, an ATT or alternative treatment system is required in order to ensure that nitrates do not enter the groundwater that supplies the water for many nearby wells. This ATT system requires an annual maintenance contract and county reporting, which can all be contracted through local septic service providers for approximately $350/year at the current time.
5. Emergency Preparedness
In the event of a power outage, well pumps may not function, leaving you without access to water. Consider having a backup power source, such as a generator, to ensure continuous water supply during emergencies. Alternatively you can install a hand pump so that you have water access regardless of electrical outages.
6. Budget for Maintenance and Repairs
Both well and septic systems can incur maintenance and repair costs over time. Budget for these expenses, and consider setting aside a contingency fund for unexpected issues that may arise
7. Water Conservation
Efficient water use is critical for homes with well water, as excessive water usage for lawn care can lead to well depletion. Implement water-saving practices and fixtures to conserve water and prolong your well's lifespan. New wells are not cheap to drill, as they generally have to go deeper than the prior well and water quality is different at each level of the aquifer.
8. Testing and Treatment
Regularly test your well water for contaminants and, if necessary, invest in water treatment systems to address specific issues like hard water, iron, or sulfur odors.
To wrap it up:
Buying a house on a well and septic system is common, especially in rural areas. You won’t have monthly utility payments for water or sewer, but instead you’ll be responsible for maintaining the integrity and quality of those on-site systems yourself. With a well and septic you have more independence and control over your water supply and wastewater treatment.
With that independence comes proper maintenance, regular inspections, and compliance with local regulations. By understanding these essential considerations and taking proactive steps, you can enjoy the benefits of well and septic system ownership while ensuring a safe and reliable water source for your home.