Quick Answer: If the home you're buying in St. Lawrence or Franklin County is on a private well, your lender will very likely want proof that the water is safe before closing. Most lenders ask for a lab test covering coliform bacteria, nitrate/nitrite and lead. Order the test as early as you can in your inspection period, because a failed result needs time to fix and retest.
When you buy a house in a village with public water, nobody asks you to test the tap. Buy a farmhouse or a home on a back road in the North Country, and the well is part of the deal. That changes the paperwork. Many mortgage lenders, and government-backed loan programs in particular, want to see that a private well delivers safe drinking water before they'll fund the loan.
We're Edith and Payen Ashley of A2A Home Inspections. We handle water sampling for buyers across St. Lawrence County, Franklin County and the surrounding North Country, and here's what we tell people who are new to it.
Why lenders care about the well
A lender is putting money into a house that needs a working, safe water supply to be livable. Public water systems are tested and regulated. Private wells are not, so the only proof of safe water is a lab result. Requirements vary from lender to lender and by loan type, so the first step is simple: ask your loan officer for the exact list of tests they need, in writing. That saves a second trip if the first test doesn't cover everything.
What a mortgage water test usually covers
Our Mortgage Package is built around what most lenders ask for:
- Coliform bacteria. Coliforms are indicator organisms. A positive result means surface water or something else may be getting into the well and the supply should be disinfected and retested.
- Nitrate and nitrite. These come mainly from fertilizer, manure and septic effluent, and they're a particular concern for infants. Farm country makes this one worth checking.
- Lead. Lead usually comes from old plumbing, solder or fixtures rather than the well itself, which is why older homes deserve this check.
The Mortgage Package meets the requirements of most lenders. If your lender's list is different, tell us when you book and we'll talk through it. If you want a fuller picture of the water than the bank needs, our Residential Water Testing Package adds E. coli, fluoride, hardness, pH, iron and chloride. Hardness and iron are common in our region and affect plumbing, appliances and how the water tastes.
How the sampling works
Getting a reliable result depends on taking the sample the right way. We collect it from a cold-water tap, following the lab's instructions for sterile bottles and handling, and get it to the lab within its holding time. Bacteria samples in particular are time-sensitive, so sampling is scheduled with that in mind.
A few things help:
- The water needs to be on and running. If the house has been vacant or winterized, the seller should have the system turned on and the pump working before we sample.
- Avoid sampling right after a shock chlorination. If the seller has just disinfected the well, the result won't reflect normal conditions. Ask whether any treatment has been done recently.
- Know what treatment equipment is installed. Softeners, filters and UV lights all affect the result. We note what we see.
Timing it with your closing
Lab results are not instant, and a failed result means treatment and a second sample. Water testing works best when it's ordered at the same time as your home inspection, early in your inspection period. One visit covers the house and the water sample, and you have the results while you still have room to negotiate.
What if the water fails?
A failed test is common and usually fixable. The next steps depend on what came back:
- Coliform bacteria: often traced to a damaged well cap, surface water running toward the wellhead, or a recent repair. The usual fix is to correct the cause, disinfect the well and retest.
- Nitrate or nitrite above the standard: usually needs a treatment system or a closer look at the well's surroundings.
- Lead: often points to plumbing materials in the house; flushing, fixture changes or treatment can help.
A licensed well contractor or water treatment professional can recommend the fix. Many buyers ask the seller to handle the correction and the retest before closing, and your real estate agent can help with that conversation.
Frequently asked questions
Is a water test required for every mortgage?
No, but many lenders require one when the home has a private well, especially for government-backed loans. Your loan officer can confirm.
Can I use the seller's old test results?
Usually not. Lenders generally want a recent test, and an old result doesn't tell you about the water today.
Do I need a home inspection to get a water test?
No. Water testing can be booked on its own, but most buyers pair it with the home inspection to save a trip.
Should I test for more than my lender asks?
If you'll be drinking the water every day, it's worth considering the fuller Residential Package. The bank's list protects the loan; a broader test protects your household.
Related Reading
- What a Residential Well Water Test Covers in Northern NY
- Inspecting an Older North Country Farmhouse: What We Check
- Pre-Purchase Inspection Checklist for Northern NY Buyers
Buying a home with a well? A2A Home Inspections can collect your mortgage water sample alongside your home inspection. See our water testing packages, call (315) 869-8560, or contact us to get on the schedule.