Selling a home with a septic system and well requires full disclosure of the system's condition, age, and maintenance history. Buyers will typically request a septic inspection (including pumping and inspection of the tank and drain field) and a well water quality test. Having recent pumping records, maintenance receipts, and water test results ready helps the sale proceed smoothly.
Septic System Inspection and Disclosure
Texas law requires sellers to disclose known defects with the septic system. Many buyers will request a professional septic inspection during the option period. The inspection includes pumping the tank, inspecting the baffles, checking for cracks or leaks, and evaluating the drain field. If issues are found, the buyer may request repairs or a credit. If you have recent pumping records, share them. A well-maintained septic system is a selling point.
Well Water Testing and Disclosure
Buyers typically request a well water quality test to check for bacteria (coliform, E. coli), nitrates, pH levels, and local contaminants. In the Texas Hill Country, additional testing for arsenic, uranium, and total dissolved solids is common. If the well has a water treatment system, disclose what it treats. Provide the well's depth, pump age, and flow rate. The buyer's lender may require a well inspection if the property is in a rural area.
Disclosure Requirements for Both Systems
Your Seller's Disclosure Notice should cover: the age and condition of the septic system and well, any known issues or past repairs, the date of the last septic pumping, well water test results (if available), and whether the well provides the main water source. If you have a septic system maintenance contract or water treatment service agreement, disclose those as well.