Buying a house with a well and septic system in Kent County, DE

The listing usually says so under water and sewer. If it doesn’t, ask. Public water and sewer service varies even within a few miles, and a home just outside a town line may be on private systems while the next street is connected. We confirm the utilities for every home before you write an offer.

A septic system has a tank and a drain field. When it fails, repairs can be expensive, so the inspection is one of the most important steps in the purchase.

• DNREC regulations call for a Class H inspection of the septic system, done by a licensed Class H system inspector on DNREC’s standard form, before a home is sold. Who orders and pays for it is set in the agreement of sale, and your settlement attorney confirms what applies to the address.
• DNREC keeps an online search of Class H inspection reports by owner, address or parcel number, so ask for the most recent report.
• A good inspection opens the tank, checks the baffles and the drain field, and notes the system’s type and age.
• Ask the seller for pumping and repair records, and for the system permit from DNREC if there is one.
• Alternative systems (such as mound or pressure-dosed systems) may have their own maintenance contracts. Ask what is required and what it costs each year.

• Water test. Have the water tested by a certified lab for bacteria, nitrate and the other items the lab recommends. Some loan programs and lenders require a water test for a home on a well, so ask your lender early what your loan needs. Some buyers also test for lead, iron, hardness and pH.
• Well inspection. An inspector or well contractor can check the pump, pressure tank, well cap and flow rate.
• Treatment equipment. If the home has a softener, filter or UV system, ask how old it is and what upkeep it needs.

If a test comes back above drinking water standards, it can often be treated and retested. We write time for that into the contract.

We write the well and septic inspections and water test into the agreement of sale with clear deadlines, and spell out what happens if a system fails: a repair before settlement, a credit, or the right to walk away. Repairs to a septic system can take time to permit and schedule, so we plan the settlement date around that.

1. When was the septic tank last pumped, and do you have the records?
2. How old is the system, and has the drain field ever been repaired or replaced?
3. How deep is the well, and when was the pump replaced?
4. Is there any water treatment equipment, and who services it?
5. Where are the tank, the drain field and the well on the lot? (Don’t park or build over the drain field.)

Conventional, FHA, VA and USDA loans can all be used for homes with private systems, as long as the systems meet the loan’s requirements. USDA loans are only for homes in eligible areas, so check the specific address on the USDA eligibility map. Budget for the extra inspections and the water test when you plan your closing costs; see Delaware closing costs for buyers. If you are buying with a VA loan, read buying a home in Delaware with a VA loan; if this is your first home, start with the first-time home buyer guide for Delaware. Commuting to the base? See buying a home near Dover Air Force Base.