Three typical occurrences are:

1. The well may have been opened to clean it, and a disinfection was not made on the system upon completion of the work
2. When a new well pump or new pipe is installed, bacteria from the soil or contamination from other sources may get into the water system
3. Surface water may have flooded over the well cap or cover or otherwise seeped into the water system.

Disinfection Method

1. Remove the cap or cover from the well casing
2. Mix 2 quarts of bleach in 10 gallons of water. Pour the solution into the well. Using a hose, recirculate the water back into the well for atleast an hour, then close the tap.
3. Mix 2 more quarts of bleach in 10 gallons of water and pour this chlorine solution into the well. Replace the well cap. Allow the well to stand idle for atleast 8 – 12 hours. Usually overnight.
4. Using a hose on the outside spigot, pump the well to waste, away from grass, shrubbery, streams, ponds, and septic tanks until the odor of chlorine disappears.
5. Retest for bacteria 7-10 days after disinfecting.

For More information on well shocking and testing procedures call Above Grade Home inspections at 845-565-1122.

-          #1 Certify the distance between the well and septic components – By far the most important item on this list!  I can’t count the number of times I have arrived on an inspection to find out the distance between the well and septic leaching field is less than 100 feet apart. This is an immediate disqualifier for several mortgage types. Above Grade home inspections uses high frequency technology and video equipment to locate and mark out all the system components. We can provide the homeowner and the prospective buyer with a distance certification and map. We also flag all the system components for easy location.

-          #2 Shock ,aka, chlorinate the Well -  Its very important to periodically shock the well, especially after the recent winter and heavy rains. Large volumes of surface and ground water are entering our wells. In some cases carrying harmful bacteria that can be easily treated. One failed potability test typically results in 15 extra phone calls. Many times the prospective buyer wants a full water treatment system installed for a simple failed water test!  In most cases a simple well shocking and proper testing procedures results in a  positive outcome with unnecessary aggravation.

-          #3 Pump the septic tank – Is there an inspection that goes by when the buyer doesn’t ask the age old question…”when was the last septic pumping?” You guessed it NO. Why not have the answer before they ask? If the system hasn’t been pumped and cleaned in over 3 years, chances are the buyer is going to ask the seller for it to be done. A recently pumped system will make the propspective buyer feel more confident.

-          #4  Locate and flag the well location -  Ever try to find a 6″ well cap in 2 feet of snow? Under leaves? Hidden in landscape? In can tell you first hand its not an easy task. In a perfect world the well head is sticking out of the ground and easily visible. In some cases older well heads and pressure tanks are located in well pits underneath the ground. These areas need to be uncovered and accessible for inspection. Don’t wait for inspection day to inform the buyer you don’t know where the well is located. Locate the well, mark it with a stake and flag, and leave a map on the table. Any information about the pump and well equipment should also be supplied.

-          #5 Perform a water test -  Supplying a prospective buyer with a passing water test is a smart decision. After proper shocking procedures have been completed a water test should be performed. The average cost is $25 at a local water lab.This will allow the seller to deal with any water contamination issues ahead of time. Its always easier to deal with issues upfront then to involve attorneys, buyers agents, family members, etc..

 -    #6 Conduct a full septic evaluation -  In most cases homeowners don’t evaluate septic systems until there is an issue. Big Mistake! If any type of septic issue arises on an inspection its almost always a kiss of death. Over the years the costs of septic repairs has been over- inflated by the internet and tv advertising. A simple fix can turn into a $10,000 credit by the prospective buyer.  A recent septic evaluation and a clean bill of health will speak volumes.

- #7 Maintain water treatment equipment- Got a water softener? Fill it with salt. Have a whole house filter on the water main? Change it. Does the home have a chlorine system to deal with sulfur? Fill in with chemicals. You get the picture! I fail to understand why the new buyer has to smell the foul smell of sulfur water throughout the house when there is a system.Or hard water deposits on the plumbing supply equipment when there is a softener. Simple maintenance is easy and inexpensive. Simply changing filters and wiping down the systems will give the treatment equipment the look of a properly maintained system.

- #8 Locate and Flag Septic system Components  – Buyers want to know where the septic system components are located. This is an issue that doesn’t go away. More specifically the location of the tank, the distribution boxes, and the leaching fields. Many deals have fallen  because the buyer thought they could add a pool or a garage only to find out the septic fields were located in the same exact area. A simple map wont do. Mark out and flag the components for easy identification by the buyer, inspector , and appraiser.

- #9 Create an information folder – Collect as much information about your systems as possible and create a folder for the inspection day. Items to include: Brochures on installed equipment, chemical and treatment specifications, recent upgrades or maintenance logs etc. Buyers will be very leery if the seller cant provide maintenance information. Providing information will make the inspectors job much easier and give the buyer a greater sense of confidence.

-   #10  Call Above Grade Home Inspections -  Above grade has state of the art locating equipment for locating wells and septic components. If it’s in the ground we can find it! We also offer a certification program for  well and septic distances. Need a well shocked? Water test? Call or email us today.

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One of the most important things I have learned is that everyone has to give a little or the transaction, in most cases, goes belly up. In most successful sales transactions everyone wants to feel like they got a fair and equitable deal. Saying “as is” isn’t a fair statement to make to the prospective buyer when they are placing an offer on a house. The consumer typically places an offer on the house before hiring a home inspector. How do they know the condition of the house? They don’t know what “as is” really means. The way to cure the problem is a full disclosure statement and a pre-listing or pre-sale home inspection.

I can assure you that if you are willing to list your house and disclose everything the transaction will go smoother with less headaches. Then the “as is” phrase means something. Here’s all the information…let’s make a deal. Purchasing a home is a very emotional time. Let’s try to work together and make the transaction go as smoothly as possible so everyone wins.

Thinking of selling your home? Above Grade home inspections offers a free pre-listing walkthrough inspection. Call today to schedule yours.

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