A BOUT YOUR HOUSE

CE40

buying a house with a well

and septic system
In rural areas, many homes do not Dug and bored wells (60-120 cm/24- inlet – allows water to enter the
have connections to municipal water 48 in. diameter) are commonly used to well from the bottom. There might be
and sewer lines. Homeowners rely produce water from shallow surface a screen at the inlet to prevent fine
upon privately owned or communal aquifers (less than 15 m/50 ft. deep); and, particles from entering the well and
(shared) wells as their drinking water they are prone to contamination from a foot-valve (check valve) to maintain
source, and individual septic systems surface water infiltration and to water system prime and pressure.
to treat and discharge their wastewater. shortages (see Figure 1 on page 2). An
Homeowners must ensure that their aquifer is an underground formation pumping system – includes pump,
well water is safe to drink, and that of permeable rock or loose material, piping and necessary electrical
their well and septic system are which can produce useful quantities of connections to pump water from the
properly maintained. A malfunctioning water when tapped by a well. Another well into the house, and a pressure tank
well or septic system can pose a health type of well used in surface aquifers to maintain constant water pressure
risk to your family and neighbours, and is a sand point well (2.5-5 cm/1-2 in. in the house. Submersible pumps are
can be expensive to repair or replace. diameter), which is a pointed well usually used in drilled wells, while
It is therefore important to conduct shallow wells usually use centrifugal
screen connected to a small diameter
a detailed inspection of both the well pumps, which are located out of the
pipe driven into water-bearing sand or
and septic system prior to purchasing a well, most likely in the basement or in
gravel.
home. This document will describe how a pump house.
wells and septic systems function and
Drilled wells (10-20 cm/4-8 in.
how to inspect them. surface protection – prevents surface
diameter) are commonly used to water and contaminants from entering
penetrate deeper aquifers (15 to greater
WELLS than 60 m/50 to greater than 200 ft.
the well. Includes: watertight seal placed
around the casing (annular seal), well cap
deep), are more costly to construct, 0.3–0.4 m (12-16 in.) above the ground,
When you are purchasing a home with
a private water supply (a well), there are but generally provide a safer source of and mounded earth around the top of
three key items to consider: drinking water (see Figure 2). the well casing to divert rainwater.
• well system
• water quantity Common features of well systems
• water quality include:

casing – structure around the well

Well Systems hole, which keeps it from collapsing. It
There are three common types of wells: could be a steel casing, concrete rings
dug, bored and drilled. or an open hole in bedrock.
 0.4m (16 in.) vented well cap
solid concrete cover mounded earth
0.4m (16 in.) mounded earth steel well casing
annular seal (cement, grout, concrete,
6.0m bentonite, or clay slurry)
well casing (20 ft.)
to house and pressure tank
concrete, 2.5m
bentonite, or (8 ft.) to pump
clay slurry seal
pump drop pipe
water table
water table
watertight casing joint
submersible pump
clean sand
bedrock aquifer
and gravel clean, washed gravel
filter open bedrock hole (uncased)

Figure 1: Dug Well Figure 2: Drilled Well

Well Inspection Checklist

The well should be inspected before the ❑ Well Casing - No cracks or settling ❑ Abandoned Wells – All
house is purchased. If there is a problem of the casing should be visible. The abandoned wells on a property must
with the physical state of the well (for ground should slope away from the be decommissioned (plugged) by
example, cracked seals, settled casing) casing. a licensed well contractor. Ask the
contact a licensed well contractor to owner if there are any abandoned
correct the problem. Check the Yellow ❑ Drainage – Surface water should
wells on the property and if they have
Pages™ under “water well drilling and drain away from the well and water
been properly decommissioned.
service” to find a local licensed well should not pond around the well
contractor. casing.
❑ Inside the House – Check for
sand or grit in the faucet strainer
❑ Well Pump – The well pump and
❑ Well Record – Obtain a copy of which indicates a corroded well
distribution piping should be in good
the well record from the owner or screen. Verify that the pressure tank
condition.
the Ministry of the Environment. This reads between 250 to 400 kPa (40
should include: location of well, date of and 60 psi). Ensure that the check
❑ Grass Buffer – A permanent grass
well drilling, depth and diameter of well, buffer of a minimum 4 m (12 ft.) width valve (or foot valve) is able to sustain
static water level, pumping water level, should be maintained around the well the system pressure by drawing no
recommended pumping rate and the head. Fertilizers and pesticides should water for 30 minutes to an hour and
recommended pump setting. not be applied to the grass buffer. monitoring the pressure.The pressure
should not drop nor should the pump
❑ Location – (Figure 3) A well start up during this dormant period.
should be located at least 15 m (50
ft.) from any source of contamination
if the casing is watertight to a depth of
6 m (20 ft.); otherwise, the separation Manure
distance should be at least 30 m (100 storage
ft.). Sources of contamination include: Paint and
septic systems, manure storages, fuel cleaners
storages, agricultural fields (manure Pond Garage
Septic
or fertilizer runoff), roads (salt runoff). system Heating oil
Wells should be located at least 15 m
House
(50 ft.) from a body of water. Fenced
cattle yard
❑ Well Cap - The cap should be at
Laneway

least 0.3 m (12 in.) above the ground.

The well cap and seal should be securely Well
in place and watertight. A locking cap
would give some added security against
tampering.Well caps are on drilled wells Property Line
and well covers are on dug wells. Both Stream
Road
types should be inspected.
Figure 3: Well Separation Distances

Page 2
Water Quantity Well Record: Obtain a copy of the conditional upon an acceptable water
well record from the previous owner quality evaluation. It would be ideal
Wells draw water from aquifers, which or the Ministry of the Environment. The to take three water samples, about a
are zones of saturated permeable pumping water level indicates if the well week apart, with one of the samples
soil or rock. Some types of soil make is shallow or deep (less than 15 m/50 taken after a rainstorm when surface
for good aquifers, such as gravel and ft. is considered a shallow well). The water contamination is most likely.
fractured bedrock that can support high recommended pumping rate should be If possible, take the water samples
water pumping rates, while other types greater than 14 L/min (3.6 US gal/min). yourself. The three samples should be
of soil make for poor aquifers, such as analyzed for: total coliform, E. coli, and
silty sand and clay that cannot support Water Recovery Test: A licensed nitrate (~$30 each time) while one of
high water pumping rates. contractor can be hired to conduct a the samples should also be analyzed for:
recovery test which involves pumping sodium, hardness, sulphate, chloride,
Wells can run dry for the following water out of a well and then giving it lead, iron, manganese and pH (~$80).
reasons: time to recharge. This can help you Ask the laboratory to indicate the
• The pumping rate is higher than the determine how much water you can drinking water standards along with
groundwater recharge rate. draw from the well. A well should be the results. Additional analyses can be
• The water table (level of saturated able to pump 14 L/min (3.6 US gal/min) conducted including: metals scan (~$70),
water in the soil) has dropped to below for 120 minutes or 450 L/person/day pesticides if the well is in an agricultural
the pump suction or inlet. (119 US gal/person/day) (Source: MOE, area with heavy pesticide use (~$250),
• The well screen has become plugged Procedure D-5-5, 1996). A recovery or gasoline and solvents if the well is
by fine sand, chemical precipitation, test can cost $200-$300 (Source: Gilles near a gas station or industrial area
bacterial fouling or corrosion. Bourgeois Well Drilling Ltd., St. Albert, (~$70).
• If a well vent becomes blocked, a ON, 2003).
negative pressure may occur (in the Contact your local public health office
well) during draw down and reduce or Water Quantity Checklist for instructions on where to obtain
stop the pump from drawing water. appropriate sterile sampling bottles
❑ Ask the owner, neighbours or and where to submit water samples
If there is a water supply problem, a a local well contractor if there have for testing. Bacteria and nitrate are
licensed well contractor should be been any problems with the well or analyzed free of charge in some
consulted. Solutions may include: water area wells running dry. provinces through local public health or
conservation in the home, digging a Ministry of Environment offices, while
deeper well, unplugging a fouled well ❑ Verify the depth of the well and the additional parameters will have
screen or replacing a corroded well pumping rate from the well record. A to be analyzed at a private analytical
casing or screen. The cost of fixing the surface well is more likely to run dry laboratory.
problem should be considered when in times of drought.
negotiating the sale price for the home. If possible, samples should be taken
❑ Have a licensed well contractor from a tap between the well pump
There are three sources of information conduct a recovery test, if necessary. and any water treatment units and/or
to help determine if a well can produce pressure tank. Follow the directions on
a sufficient quantity of water: Water Quality
the sample submission form for proper
• local knowledge The quality of the well water is very water sampling procedures.
• well record important. Poor water quality can
• water recovery test lead to health problems, unpleasant Test Results – What They Mean
taste and odour, and costly treatment If concentrations are higher than
Local Knowledge: The best indication systems and/or the costly use of bottled the limits described below, consult
of whether there is sufficient water water. Well water can be contaminated
a water treatment systems supplier
supply is to ask the owner, neighbours with bacteria and chemicals. Common
to determine if a water treatment
or local well drillers if there have been sources of contamination include
technology is appropriate. It is preferable
any problems with wells running dry on infiltration from septic systems, manure
runoff, pet waste, or road chemicals as to get several quotations.
the property and in the area. Generally,
shallow wells are more likely to have well as dissolved chemicals naturally
present in the groundwater such as Health Indicators
problems with water shortages than Escherichia coli (E. coli) or faecal
deep wells, as shallow wells draw calcium, sulphur, chloride or iron.
coliform: These bacteria are found
water from surface aquifers, which can Water Sampling only in the digestive systems of humans
fluctuate greatly depending upon the Your offer of purchase should always and animals. Their presence in your
amount of precipitation. include a requirement that closing is well water is usually the result of

Page 3
contamination by manure or human Sulphate: At concentrations above 500
Water Quality Checklist
sewage from a nearby source such as mg/L, sulphate can have a laxative effect
a septic system or agricultural fields. and give a bitter taste to the water.
❑ Water sampled on three different
Drinking water contaminated with E.
dates—preferably a week apart—
coli or faecal coliform causes stomach Lead: Lead concentrations in water are
from a tap between the well pump
cramps and/or diarrhoea as well as likely due to lead piping. Concentrations
and any water treatment units and/or
other problems and can even cause as low as 0.01 mg/L could cause long-
pressure tank for: total coliform, E.
death. The drinking water standard for term health problems.
coli and nitrate.
both E. coli and faecal coliform is 0
counts/100 ml. A value of 1 or more Aesthetic indicators
❑ Water sampled once for: sodium,
indicates that the water is unsafe to Hardness: Hardness is a measure of
hardness, sulphate, chloride, lead, iron,
drink. calcium and magnesium in water. These
manganese and pH.
elements precipitate with carbonate
Total coliform: This group of bacteria in boilers and pots to form scale.
❑ Obtain copies of previous
is always present in manure and sewage, Hardness also makes it difficult to form
water quality test results from the
but is also found naturally in soil and lather, requires more soap, and creates
homeowner. Ask if there have been
on vegetation. The presence of these a soap scum. Many homeowners decide
any water quality problems: frequent
bacteria in your well water may indicate to purchase a water softener, which
stomach illness (bacteria), odours
that surface water is getting into your replaces calcium and magnesium
(hydrogen sulphide, methane),
well. A total coliform value of 1-5 ions with sodium or potassium ions.
rust spots (iron), scale (hardness),
suggests that the safety of the water is Hardness (as calcium carbonate) above
slime growth in faucets (iron or
doubtful, while a value of greater than 80 mg/L could require a water softener.
manganese), salty taste (chloride),
5 indicates that the water is unsafe to
bitter taste (sulphate).
drink. Chloride: Chloride concentrations
above 250 mg/L can give a salty taste to
❑ Review with the owner the
Nitrate: The presence of nitrate in the water and may corrode piping.
operation and reason for any water
your well water is usually the result of
treatment systems (water softener,
residential yard or agricultural fertilizers, Iron and Manganese: Well water
disinfection system, reverse osmosis
or seepage from septic systems. Infants with iron concentrations above 0.3 mg/
system, chlorination unit, etc.). Ask
less than six months old can become L and manganese concentrations above
to see all treatment device operating
sick from drinking formula made with 0.05 mg/L could stain plumbing fixtures
manuals.
water high in nitrate (greater than 10 and clothing; water may appear rust
mg/L). If you have an infant less than six coloured or have black specks in it; can
❑ Sample a glass of water for taste
months old, it is recommended to use also cause a foul taste in the water and
(salty, bitter), odours (hydrogen
bottled water. bacterial fouling of the well screen.
sulphide, methane), cloudiness (small
particles) and colour (a rusty colour
Sodium/Potassium Chloride: pH: pH values of less than 6.5 or
can indicate a high iron content).
Individuals who are on a sodium- (salt) greater than 8.5 may cause corrosion
Remember you will be drinking this
reduced diet should consult with their of piping.
water every day.
physician if the level of sodium in their
well water exceeds 20 mg/L. Domestic Drilling a New Well ❑ Look for scale on fixtures or
water softeners typically use sodium
The cost of a new well depends on the around the faucets indicating hard
chloride and this increases the level of
depth of the well and the local market. water. Lift the lid and inspect the back
sodium in the drinking water. Potassium
The following table provides an example of the toilet tank (the cistern) for
chloride is an alternative to sodium
of typical well installation costs. sand, sediment, rust particles, scaling,
chloride for softening water. However,
biological growth and any other
individuals suffering from hypertension,
Table 1: Costs of Well Installation (source: Chalk visual clues which may indicate water
kidney disease or congestive heart Well Drilling Ltd, Napanee, ON, 2003) problems.
failure should consult their physician
prior to using drinking water containing Component Cost
❑ Is there a “rotten egg” smell from
high levels of sodium or potassium. the hot water heater? This indicates
Drilling $65/m ($20/ft.)
A separate, unsoftened water supply hydrogen sulphide gas, which can
(by-passing the water softener) can Casing $33/m ($10/ft.)
corrode piping.
be installed for drinking and cooking Grout, seal, cap $400/well
purposes if sodium or potassium is a Screen $1,200/well
health concern.

Page 4
SEPTIC SYSTEMS
The septic system accepts wastewater
from the home (sinks, shower, toilets,
dishwasher, washing machine), treats
the wastewater and returns the
treated effluent to the groundwater. A
conventional septic system is comprised
of two components: a septic tank and a
leaching bed.

Septic Tank
A septic tank is a buried, watertight
container, which accepts wastewater
from your house (see Figure 4). Septic
tanks can be made from concrete,
polyethylene or fibreglass and in the
past were sometimes made from
steel (if the property has a steel tank,
it is likely rusted through and needs
replacing). Older tanks may be smaller Figure 5: Septic System (credit: Eric Brunet, Ontario Rural Wastewater Centre, University of Guelph)
than those found today (the minimum percolates through the soil where Alternative treatment units provide a
current size in Ontario is 3,600 L microbes in the soil remove additional higher level of wastewater treatment,
(952 US gal). Current tanks have two harmful bacteria, viruses and nutrients allowing the effluent to be discharged
compartments, while older tanks may before returning the treated effluent to to a smaller area than in a conventional
only have one compartment. Solids the groundwater. In cases where there leaching bed. Effluent from an alternative
settle to the bottom of the tank to form is more than 0.9 m (3 ft.) of unsaturated treatment unit can also be discharged
a sludge layer, and oil and grease float soil from the high water table or to a shallow buried trench, which is
to the top to form a scum layer. The bedrock, a conventional system is a pressurized pipe system 15 cm (6
tank should be pumped out every three used, where the network of perforated in.) below the ground surface. In most
to five years or when 1/3 of the tank drainage piping is installed either provinces homeowners with alternative
volume is filled with solids (measured directly in the native soil or in imported treatment units are required to have a
by a service provider such as a pumper). sand if the native soil is not appropriate maintenance contract with a service
Some municipalities require that septic for treatment. In cases where the provider to inspect and maintain their
tanks be pumped out more frequently. groundwater or bedrock is close to the systems.
Bacteria, which are naturally present surface, the leaching bed must be raised
in the tank, work to break down the 0.9 m (3 ft.) above the high water table Inspecting the Septic System
sewage over time. or bedrock. This is called a raised bed
system. You should have the septic system
inspected by a certified on-site
Access hatch system professional (such as a
Alternative Systems
certified installer or engineer) prior to
Baffle or T-connection Under certain site conditions such as
purchasing the home. Call your local
limited lot area, high groundwater table municipal office, public health office
Scum
or poor soil conditions (clay or bedrock or Ministry of Environment office
Liquids
for example), a conventional system will for a list of qualified professionals.
Sludge
not provide sufficient treatment of the Inspections can cost anywhere from
wastewater. Under these conditions, it $50 for a simple file search to $500 for
is often possible to install an alternative a complete inspection of the tank and
Figure 4: Common Septic Tank (source: CMHC) treatment unit. The two most common leaching bed.
types of alternative treatment units
Leaching Bed are trickling filters, where the effluent The inspection should include: a
The wastewater exits the septic tank from the septic tank trickles through an discussion with the homeowner, a
into the leaching bed—a system of unsaturated filter media (such as peat review of the system permit, a tank
perforated pipes in gravel trenches on or a textile filter), and aeration systems, inspection, a leaching bed inspection
a bed of unsaturated soil (minimum 0.9 where the effluent from the septic and a house inspection.
m/3 ft. - see Figure 5). The wastewater tank passes through an aerated tank.

Page 5
System Replacement or Repair ❑ Verify the size of the system with tile lines, which may require repair or
respect to the size of the house. eventual replacement.
A septic system should last anywhere
from 20-25 years, or even longer, if it is ❑ Inspect all mechanical equipment
properly installed and maintained with Tank Inspection Checklist
(pumps, aerators, alarms) to be in good
regular pump-outs every three to five working order.
NOTE: Never enter or stick your head
years. The cost of system replacement
into a septic tank. Dangerous gases
can vary between $12,000 to over Indoor Inspection Checklist
are present in septic tanks, which can
$20,000 depending upon site conditions
be lethal, even after the tank has been
and local market conditions. The cost of ❑ Check for leaking faucets and run-
pumped out.
system repair can vary from $500 for on toilets (a run-on toilet can flood the
line flushing to $1,000 for a new septic septic system). Slow moving drains and
tank to over $6,000 to replace clogged ❑ Compare the size of the tank and sewer-gas smells from flowing drains
leaching bed lines (tile lines). the expected water use, observe the can indicate a failing system.
general condition of the tank: baffles,
partition wall, look for cracks and leaks. ❑ Verify the plumbing (storm water
Questions to ask the
A steel tank is likely corroded and in and sump pump to ditch or dry well,
homeowner: need of replacement. toilet and sinks to septic system). If
❑ Do you have a copy of the septic there is a direct grey water discharge
system permit? ❑ Observe the water levels in the (sinks and bathtub are not going to the
tank (too high suggests a clogged septic system), it likely does not meet
❑ When was the last time the septic leaching bed while too low suggests a building code or health department
tank was pumped out? Are there leaking tank). standards. Connecting the grey water
records of system maintenance (tank to the septic system may require the
pump-outs, system repair)? ❑ Have the septic tank pumped out installation of a larger septic system.
(the owner should pay).
❑ Have there been any problems ❑ Water softener discharge: USEPA
with the septic system: system backing ❑ Observe connections to the house reports suggest that it is appropriate
up, foul odours, effluent on the surface, and to the leaching bed (leaking pipes, to discharge water softener backwash
soggy ground in the leaching bed, system crushed pipes), look for direct discharge to a septic system. However, many
freezing, toilet and drains gurgling or of surface drainage into the tank. jurisdictions encourage the discharge
draining slowly? Tire tracks on the leaching bed could of the water softener’s backwash to a
indicate crushed pipes. sump pump, ditch or dry well.
❑ Have there been any potable
water quality problems (E. coli, faecal ❑ Clean the effluent filter (if one ❑ Under exceptional circumstances,
coliform, nitrate)? This could be due to exists) by rinsing with an outdoor hose the home may have a holding tank as
infiltration of the well by leakage from back into the septic tank. opposed to a septic system. A holding
the septic system and could indicate a tank must be pumped regularly (every
malfunctioning system. Results from the Leaching Bed Inspection few weeks) which can add a considerable
water quality samples that you take of ❑ Check for effluent on the surface, expense to the household.
the well water may help indicate septic odours, lush growth, soggy field/
system problems. saturated soil. ❑ Inspect the sewer vent stack for
damage or blockage. Simply removing
Permit Review Checklist ❑ Check for obstructions to the an old bird’s nest might eliminate
leaching bed (pavement over bed, trees sewer-gas problems.
The septic system permit can be
obtained from the homeowner or the in bed).
local municipal, Ministry of Environment
or public health office, depending on the ❑ Verify that surface drainage is
jurisdiction. There may not be a permit directed away from the leaching bed
for older systems. (for example, downspouts are not
saturating the leaching bed).
❑ Review the system permit: age,
size and type of system and separation ❑ Dig test pits in the tile lines for
distances (particularly from wells). signs of ponding water and biomat
(slime) growth. This indicates plugged

Page 6
WHERE CAN I GET MORE INFORMATION?
• local municipal offices or public health Ontario Ministry of Agriculture and Canadian Council of Independent
offices Food Laboratories (CCIL)
• licensed septic system installers and well www.gov.on.ca/OMAFRA/english/ http://www.ccil.com/locations.html
drillers (check the Yellow Pages™) environment/water/publications.htm
• provincial ministries of the environment Health Canada – Water Quality and
USEPA Onsite/Decentralized Health
Canada Mortgage and Housing Wastewater Homepage www.hc-sc.gc.ca/waterquality
Corporation www.epa.gov/owm/onsite
www.cmhc.ca WellOwner.org
National Small Flows Clearinghouse http://www.wellowner.org/index.shtml
Ontario Rural Wastewater Centre www.nesc.wvu.edu
www.orwc.uoguelph.ca
Standards Council of Canada (SCC)
Nova Scotia Department of
Environment and Labour http://www.scc.ca/accreditation/palcan/
www.gov.ns.ca/enla/water laboratories_e.html

CMHC acknowledges the contribution of the Ontario Rural Wastewater Centre, University of Guelph and Health Canada to the development of this
document. For further information regarding water treatment and water quality, contact Health Canada at water_eau@hc-sc.gc.ca or call
(613) 957-2991.

Page 7
 Other useful information from Canada Mortgage and Housing Corporation
Household Guide to Water Efficiency, About Your House fact sheets, Free To order these publications (order
$7.95 (61924) number is shown in brackets) and to
Your Septic System, (62795) find out about other CMHC publications,
Hiring a Contractor, (62277) contact:
Water Softeners, (62946)
Buying a Toilet, (62935) your local CMHC office or
Canada Mortgage and Housing Corporation
700 Montreal Road
Ottawa, ON K1A 0P7

Phone: 1 800 668-2642

Fax: 1 800 245-9274

Visit our website at www.cmhc.ca

©2003, Canada Mortgage and Housing

Corporation
Printed in Canada
Produced by CMHC

Although this information product reflects housing experts’ current knowledge, it is provided for general information purposes only. Any
reliance or action taken based on the information, materials and techniques described are the responsibility of the user. Readers are
advised to consult appropriate professional resources to determine what is safe and suitable in their particular case. CMHC assumes no
63319

responsibility for any consequence arising from use of the information, materials and techniques described.