Thorough well system inspections for real estate transactions, maintenance, and peace of mind.
A proper well inspection goes far beyond just checking if water comes out of the faucet. Our comprehensive inspections evaluate every component of your well system:
We verify the well cap is properly sealed, at least 12 inches above finished grade (Washington State requirement), and free from damage or insect entry points. A compromised well cap is the #1 source of contamination in residential wells. We check for cracked or missing gaskets, loose bolts, and any signs that surface water could enter the well.
Visual inspection of the casing above grade for damage, corrosion, proper height, and grout seal. We check that surface water can't enter the well.
We measure the pump's amp draw and voltage under load, test the pressure switch cut-in and cut-out settings, and evaluate cycling behavior. Comparing amp draw to the motor's rated Full Load Amperage reveals motor health, worn impellers, and sizing issues — all without pulling the pump out of the well.
Air charge check, bladder integrity test, tank condition assessment. We verify proper pressure switch settings and cycling behavior.
Control box, pressure switch, wiring, disconnect, and all visible plumbing from well to house. We look for code violations and safety issues.
We collect water samples for lab analysis — bacteria (coliform/E. coli), nitrates, and additional parameters as needed for your situation or lender requirements.
Buying or selling a home with a well? A professional well inspection protects everyone in the transaction.
Know exactly what you're getting before closing. Our inspection report tells you the condition of every component, identifies problems, and estimates remaining useful life. This gives you negotiating power and prevents expensive surprises after you move in.
A pre-listing well inspection shows buyers your well is in good shape and removes a common source of deal delays. If issues are found, you can address them on your timeline instead of scrambling during escrow.
A detailed written report covering:
As part of every inspection, we pull the original well log from the Washington Department of Ecology database. The well log tells us the total depth, casing size, static water level at time of drilling, estimated yield, and geological formations the well passes through. This information is essential for evaluating whether the pump is properly sized and whether the well's current performance matches its original capacity.
If you're planning to sell a home with a well, a pre-listing inspection is one of the smartest investments you can make. For a few hundred dollars, you get a professional assessment of your entire well system before listing. If everything checks out, you have documentation that builds buyer confidence. If issues are found, you can address them on your timeline and budget — not under the pressure of an escrow deadline. Pre-listing inspections eliminate the most common cause of delayed closings on well properties.
Even if you're not buying or selling, annual well inspections are smart preventive care. We catch small problems before they become expensive emergencies:
Different loan programs have specific well inspection requirements:
FHA requires water potability testing (bacteria, nitrates) and adequate flow. The well must meet minimum distance requirements from septic systems (50-100 feet depending on jurisdiction). We provide FHA-compliant testing packages.
VA requires water potability testing and may require flow testing at the appraiser's discretion. We work with VA appraisers regularly and know their requirements.
USDA loans require both water quality testing and a flow test demonstrating adequate capacity. Our reports are formatted to meet USDA requirements.
Requirements vary by lender. Most require at minimum a bacteria test. We'll work with your lender to provide exactly what they need.
Whether you're buying, selling, or simply want to know the condition of your well system, our thorough inspections give you the information you need. We provide detailed written reports accepted by all major lenders and real estate offices in the Spokane area. Available 7 days a week.