Picture from Moen Website |
If your home or a home that you are considering buying
has a drinking water well that is contaminated, it could significantly impact
your health and the value of the property. Never
buy a home with a contaminated or failing well. Testing a well is a very
important part of a real estate transaction, and only by fully testing the
water can you be certain that it is not contaminated. When buying a home with private
water well you need to understand at a minimum the basics about groundwater,
the age of the well, the local geology, water quality, and water quantity. Most single family homes transactions only
test a well for coliform bacteria contamination, nothing more. Total
coliform bacteria is always present in manure and sewage, but is also present
in soil and vegetation and surface water. The presence of coliform bacteria may
indicate that the well has been impacted by a nearby septic system or manure composting;
it can also mean that surface water is getting into the well either directly
through a failing casing or grouting or improper construction or well cap or by
other means. Absence of coliform bacteria only means that water is not
contaminated by septic and surface runoff, but the water might be contaminated
from other sources.
In a world not subject to chemical contamination of the
aquifer (from pesticides, herbicides, solvents and fuels present in stormwater
runoff) or high natural concentrations of arsenic or metals, a coliform
bacteria test is a fairly decent test to determine potential outside impact to
a well and sound construction. If you do not
test for it you will not find it. Water contains a variety of impurities beyond
the simply H2O molecules. Not all of the impurities and contaminants are bad,
some make water taste good. The US EPA’s Safe Drinking Water Act does not protect private wells; however, the limits for the primary and secondary contaminants are a good standard to compare water to when testing a well.
Due to its protected location underground, most
groundwater is naturally clean and free from pollution. Typically, the deeper
the well the less likely is it to be contaminated from nearby industrial
operations. However there are a number of threats to drinking water: improperly
disposed of chemicals; animal wastes; pesticides; human wastes; wastes injected
deep underground; and naturally-occurring substances can all contaminate
drinking water and make it unsuitable for drinking or make the water unpleasant
to drink. It is important to know the land history of a site. Homes built on
former disposal sites- farm dumps, landfills or former military operations are
particularly susceptible to contamination. Former agricultural properties
should be tested for pesticides, fuels and solvents because farmers often have
fuel tanks and repaired farm equipment with solvent that were improperly disposed of over the years.
The nightmare scenario is what happened in Sterling,
Virginia as documented by Rosemary Stephen in her article “Trichloroethylene(TCE) Water Contamination.” The short
story is that for twenty or thirty years homeowners in a community in Sterling,
Virginia (a community in Loudoun County) were drinking water contaminated with
TCE and its degradation products. The homes had been built on and old landfill
and back in 1988 the Loudoun County Department of Health and the EPA had found
traces of TCE, its degradation products and pesticides in three residential
wells, but because the contamination was below the regulated maximum
contaminant level (MCL) no further investigation was performed. Apparently, the
oddity of finding a solvent in groundwater in a residential community did not
immediately prompt further investigation. The water was within safe limits and thus
was fine.
However, the water in the neighborhood was not fine. In
2005, 68 more wells (in the community) were tested by the Health Department. “Forty-five
wells tested positive for TCE; 17 of these wells contained concentration of TCE
above the maximum contaminant level (MCL) of 5 micrograms per liter (mcg/L)
while 28 wells contained TCE, but below the MCL.” The site was declared a CERCLA (Superfund)
site in 2008. Between 1988 and 2005 no testing was done on the individual
homeowner wells. The water was consumed by the young and old and the homes were
bought and sold. If your home had been declared within a Superfund site, it is
very likely that the value of the home would be impacted.
To be prudent and smart you need to test the well for
likely sources of contamination. When I was working as an Environmental
Engineer, the biggest challenge was to adequately research the history of a
property and then test the soil and groundwater for contamination in the areas
most likely to be contaminated. Testing is very expensive, so it is virtually
impossible to fully test soil and groundwater. In buying a single family home, you do not
have any of this information or resources available to you. Neighbors can be
useful or just have no understanding of environmental and groundwater issues
and tell you nonsense they’ve heard. If someone asked me about groundwater in
my community or my opinion about any specific well, I would tell them, but they
would not know my level of expertise. While there are some good historical
records available for industrial and commercial properties there is very little
information available for residential properties. The department of health
often has some useful information about water quality in the county and septic
systems, but rarely has any water analysis data available. Chemical analysis can be very expensive, and
there is no requirement that private wells be tested at all and most health
departments do not have budgets for testing water quality.
However there are screening packages available from
National Testing Laboratories that could serve to screen water wells for all
the primary and secondary contaminants before you purchase a home. Their WaterCheck with pesticides package is a broad stroke test, testing the water for 103 items
including Bacteria (Total Coliform and E-Coli), 19 heavy metals and minerals including
lead, iron, arsenic and copper (many which are naturally occurring, but can
impact health); 6 other inorganic compounds including nitrates and nitrites
(can indicate fertilizer residue or animal waste); 5 physical factors including
pH, hardness, alkalinity; 4 Trihalomethanes (THMs) and 47 Volatile Organic
Chemicals (VOCs) including Benzene, Methyl Tert-Butyl Ether (MTBE) and
Trichloroethene (TCE). The pesticide option adds 20 pesticides, herbicides and
PCBs. WaterCheck with the pesticide
option costs $217. You will also have to pay overnight shipping cost ($40-$70)
to return the package.
In order to complete the analysis before you are
committed to purchase a home, you will need to purchase the WaterCheck package
before you put an offer on a home. Have the package ready, read the
instructions and include in the purchase offer a water analysis clause that
specifies that the contingency period must be long enough to allow for the
analysis and the water quality must be acceptable to you. At least that is what
I used; I did not specify that the water quality must be within all primary
MCLs and within recommended secondary contaminant levels because some of the
secondary contaminants are common minerals in groundwater and are regionally
high. Make sure that you test the water before any treatment equipment that the
home may have, activated carbon filters and distillation units can remove some
solvent and hydrocarbons from the water. If any water treatment systems exist
in a home you want to test the water before treatment and after treatment so
that you understand what the water is being treated for and if the treatment is
effective.
My water tested "hard," but I was fine with that. The levels of all other secondary contaminants
were within recommended limits. All primary contaminants were below the MCL and
all hydrocarbons and solvents were not detected at any level. There is no good explanation
for the presence of volatile organic chemicals in a drinking water well. Even
extremely low levels may indicate a significant problem. Also, be aware that a common nuisance contaminant
in this part of the county is iron bacteria. Iron Bacteria can cause both unpleasant
odors and taste to your water as well as cause clog screens and ultimately foul
a pump. There is no EPA approved analysis for these bacteria, but there are assay
tests. An easy way to see if there are iron bacteria in a home is to stick your
hand in the toilet tank and feel the flapper. Iron bacteria leave slime on the
flapper and you can feel it with your fingers. Of course if the tank is brown
or orange there is likely an iron problem or the iron bacteria has gotten completely
out of hand. Once iron bacteria are in a well, it is really hard to get rid of,
but fairly easy to control with annual disinfection. When I bought a home I wanted the water to be
acceptable as it was. Water systems are dynamic and do change, and over time I
discovered that slime was appearing on my toilet flappers and have had to
address the iron bacteria and the annoyance of the annual treatment (which
causes all the manganese and iron particles that treatment freed from the well
to remain in the water supply until the well fully clears).
To ensure that you will have adequate time to test water
quality before releasing all contingencies, you will need to check with the
laboratory for turnaround time to make sure your contingency period is long
enough. Do not let a realtor pressure you to skip this test because it could
take a couple of weeks. When I bought my home in 2007 I could only negotiate a
10 day contingency period and had to pay a huge premium to have the well
analysis done on a rush basis. Remember the mortgage takes longer so just
include the time- fight for it; this is the most money you will ever spend.
While you are at it, check when the last time the septic tank was pumped and
the septic system inspected.
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