EDUCATIONAL CONTENT FOR REALTORS, LENDERS, BUYERS AND SELLERS...
The content provided on this page is to help Realtors and Home Buyers understand the Water Well Certification Process.
What are the 3 major types of water wells?
1) Hand Dug Wells are just that. Generally not seen in the US, these wells were dug with shovels and tend to be very large in diameter – up to 36” diameter and up to 200ft deep. They are hazardous, and should be brought to modern codes, if at all possible. They are often unsealed and therefore full of bacteria. (see pic) These wells are most common in Lytle Creek and Lucerne Valley CA.2) Artesian wells are wells that flow naturally out of the Earth. These are the wells that Nativie Americans and early settlers sought as a source of water for people and cattle. They can be found in the Apple Valley and Lucerne Valley areas. 3) Drilled wells are the most modern, safe and secure. The majority of wells that exist since the 1900’s are drilled wells. Drilling records often state that these well can take up to a month or longer to drill – especially if a hard compacted formation is encountered. Wells in the lower valley area drilled through sand and clays while mountain regions are drilled right into the rock with large air hammers.
Why do wells need to be certified?
1) YIELD: The amount of water that a well can produce often changes over time. The lender – or even cash buyer- needs to know that the well is a “viable utility.” 2) DESIGN: As wells age, small design defects become more apparent. Old steel casing can rot and allow sand to enter the well creating a “sander.” 3) AGE: Old wells often are simply no longer drilled deep enough. Water tables drop over time as development enters an area. Old records may not be reliable anymore.4) APPRAISAL: Wells add value to a property as well as the tax bill. Even the local Tax Authority wants to know the features of the well because it has value. A new well producing constant water will has more value than an older well that is problematic.5) HAZARDS: Electrical hazards are the most common hazard that we encounter. Exposed wires carrying high voltage electricity – mixed with water - can kill children and small pets.
What am I looking at? (PICTURES)
Very little of the well is actually above ground. You will often see a pressure tank, some pipes, wire and a control box. All of these items are inspected and tested during a well inspection.
What causes a well to fail inspection? The most common cause of failure is exposed wires followed by bacteria contamination. Older wells a may also not meet the set back for the current code for separation between a well and a septic tank. This later issue is usually remedied by simply noting the change in the safety code over the years. If a well is in a shallow area, bacteria contamination is a higher concern. In the downtown area of Lucerne Valley, the water table is a 6 feet. Septic tanks are dug into the ground 8-10 feet which is why many building permits are denied. Its not healthy to have your septic tank sitting in the drinking water. Other common issues encountered on inspections include: Holes in pipes, failed check valves, incorrect air charges in tanks, blown bladders, bad snifters, pvc exposure to elements, poor insulation in freezing areas, sand, broken gauges, and worst of all, animal feces concentrated near the well. Not all of these are reason to fail a well inspection, but are often noted in "Recommendations" section of the report.
What should I watch out for? DEAL KILLERS!1) Low yielding well – it usually gets worse over time, not better2) Property Lines, the wells are occasionally found to be on the wrong side of the lot line3) Hauled water – fake well. If the well is dry, homeowners can purchase water from a truck and fill the tank to make it look like everything is working properly4) Vandalism – bad tenants often drop pipes wood and rocks in well to destroy them. There is no reasonable remedy for this.5) Community wells without a proper budget for repairs, these larger pumps can be expensive. Local repair companies will often be hesitant to work on them because not all parties have available funds for the repairs. 6) Salt – lakebed areas have a high sulfur and sodium content making the water undrinkable and often unusable for laundry etc.7) Proximity to Gas Stations – Just DON’T! Gas tanks leak and often result in illness
What are the Quality issues to consider:
What causes a well to fail inspection? The most common cause of failure is exposed wires followed by bacteria contamination. Older wells a may also not meet the set back for the current code for separation between a well and a septic tank. This later issue is usually remedied by simply noting the change in the safety code over the years. If a well is in a shallow area, bacteria contamination is a higher concern. In the downtown area of Lucerne Valley, the water table is a 6 feet. Septic tanks are dug into the ground 8-10 feet which is why many building permits are denied. Its not healthy to have your septic tank sitting in the drinking water. Other common issues encountered on inspections include: Holes in pipes, failed check valves, incorrect air charges in tanks, blown bladders, bad snifters, pvc exposure to elements, poor insulation in freezing areas, sand, broken gauges, and worst of all, animal feces concentrated near the well. Not all of these are reason to fail a well inspection, but are often noted in "Recommendations" section of the report.
What should I watch out for? DEAL KILLERS!1) Low yielding well – it usually gets worse over time, not better2) Property Lines, the wells are occasionally found to be on the wrong side of the lot line3) Hauled water – fake well. If the well is dry, homeowners can purchase water from a truck and fill the tank to make it look like everything is working properly4) Vandalism – bad tenants often drop pipes wood and rocks in well to destroy them. There is no reasonable remedy for this.5) Community wells without a proper budget for repairs, these larger pumps can be expensive. Local repair companies will often be hesitant to work on them because not all parties have available funds for the repairs. 6) Salt – lakebed areas have a high sulfur and sodium content making the water undrinkable and often unusable for laundry etc.7) Proximity to Gas Stations – Just DON’T! Gas tanks leak and often result in illness
What are the Quality issues to consider: