WA Well System Basics: What Buyers Need to Know (2025 Guide)

If you're buying a home in Washington—especially in the rural pockets of Graham, Spanaway, Yelm, Eatonville, Orting, Roy, or parts of Thurston County—you’ll eventually come across properties on a private well. And for many buyers, especially those relocating here for work or PCS’ing to JBLM, wells can feel like a mystery.

“How do they work?”
“What if the water isn’t clean?”
“Who maintains it?”
“Are wells safe?”
“What do I need to check during inspection?”

These are all common questions, and they’re incredibly normal.
The good news? Buying a home on a well is very manageable once you understand how they work and what to look for. Many families even prefer well water because there’s no monthly water bill.

This guide walks you through the basics, the must-knows, and the specific Washington considerations that matter most.

If you’re also reviewing other inspection basics, this is a helpful companion:
What to Expect at Your First WA Home Inspection
 

1. What a Well System Actually Is

A private well is a water source that comes directly from the ground beneath your property. Instead of being connected to a city water system, your home draws water from an aquifer through a well.

A standard Washington well system includes:

• The well itself (the drilled hole into the ground)

• The pump (submersible or jet)

• Pressure tank (keeps water pressure consistent)

• Water lines running into the home

• Electrical components powering the pump

• Filtration or treatment systems (if needed)

These components work together to supply the home with safe drinking water.

2. Where Wells Are Most Common in Washington

Wells are widespread in:

• Graham

• Spanaway

• Yelm

• Roy

• Eatonville

• Orting

• Bonney Lake (rural areas)

• Gig Harbor outskirts

• Thurston County rural pockets

• East Pierce County properties

• Acreage and farm properties

If you're shopping for homes in Pierce County in general, this guide is a great resource:
Living in Pierce County, WA: Best Cities, Schools, Neighborhoods & Real-Life Lifestyle Insights
 

3. The Most Important Test: Water Quality

During a home purchase, Washington buyers should always get:

A full water quality test.

This test checks for:

• Bacteria (E. coli, coliform)

• Nitrates & nitrites

• Arsenic

• pH level

• Hardness

• Iron & manganese

• Turbidity (cloudiness)

• Sulfur (rotten egg smell)

Most labs return results within 2–5 days.

If bacteria is found:

The system is “shocked” with chlorine and retested.
In many cases, bacteria issues can be resolved quickly, but repeated failures may signal bigger issues.

4. The Second Most Important Test: Flow Rate

Flow rate measures how much water the well can produce in a given minute.

A healthy Washington well ideally produces:

• 6+ gallons per minute (GPM)

Homes with:

• Large families

• Livestock

• Irrigation

• Acreage

…may need more than that.

Low flow doesn’t automatically mean you shouldn’t buy the home—but it means you’ll need a solution such as:

• Storage tanks

• Flow restrictors

• Pump upgrades

5. The Well Pump: The Heart of the System

The pump is what moves water from the well to your home.
A typical pump lasts 10–15 years.

Signs of pump issues:

• Poor pressure

• Water that “pulses”

• Air in the lines

• Short cycling

• Pump frequently kicking on

• High electrical bills

Replacing a pump usually ranges from $2,000 to $5,000+ depending on depth.

6. The Pressure Tank: What Buyers Always Forget About

Your pressure tank:

• Stores water

• Maintains even water pressure

• Reduces cycling on the pump

A failing pressure tank can:

• Ruin the pump

• Reduce water pressure

• Cause inconsistent flow

Replacement cost: $1,000–$2,500

During your inspection, the pressure tank is evaluated for:

• Age

• Pressure consistency

• Leaks

• Rust

• Function

For more inspection tips involving major systems, this guide helps:
WA Inspection Red Flags Buyers Should Never Ignore
 

7. Filtration Systems: When They’re Needed in WA

Not every well requires filtration, but many benefit from it—especially in areas with:

• Hard water

• High iron

• Sediment

• Sulfur smell

• Manganese levels

Filtration options may include:

• Sediment filters

• Water softeners

• UV purification

• Reverse osmosis systems

Budget: $300 to $3,000+ depending on needs.

8. Washington’s Legal Requirements for Selling a Home With a Well

WA state requires:

• A water availability certificate for new construction

• Well log records (depth, flow rate, location)

• Proper permitting for the well

• Disclosure of any known well issues

Buyers should confirm:

• The well location matches county records

• The well is not too close to septic or drain field

• The system has proper electrical setup

In Pierce and Thurston County, rules are even more specific regarding well placement and separation distances.

9. Common Well Issues in Washington (That Buyers Shouldn’t Ignore)

Because of our geology and rainfall, WA has predictable well concerns.

Sediment in the water

Often caused by aging wells or certain soil types.

Low flow rate

Common in older rural properties.

Iron or manganese staining

May cause orange or black staining.

Sulfur smell

Often treatable with filtration.

Equipment at end of life

Old pumps or tanks nearing replacement.

Well too close to septic

A major red flag that may violate county code.

To understand how these issues fit into the bigger inspection picture, this guide helps:
Common Inspection Problems in Pierce County (And How Buyers & Sellers Can Handle Them)
 

10. Costs Buyers Should Expect

Buying a home with a well means budgeting for:

Water Test: $150–$300

Flow Test: $150–$350

Pump Replacement: $2,000–$5,000

Pressure Tank: $1,000–$2,500

Filtration System: $300–$3,000+

Electrical Work: Varies ($200–$1,500)

Well Deepening (rare): $10,000–$30,000

These costs sound big, but most systems run well for decades with proper maintenance.

11. Maintenance Tips Every WA Well Owner Should Know

✔ Test water quality yearly

✔ Replace filters regularly

✔ Watch for pressure changes

✔ Protect the well head from damage

✔ Don’t store chemicals near the well

✔ Keep the area around the well clear

✔ Know the age of your pump and tank

Wells are reliable as long as you stay proactive.

12. Should You Be Scared of Wells? Absolutely Not.

Most of my buyers who were hesitant at first end up loving their well system because:

• No water bill

• Cleaner water

• More control

• Often better-tasting than city water

You just need good information and the right inspections.

 If you're looking at homes on well water in Washington and want help understanding reports, test results, or long-term maintenance costs, I’d be happy to walk you through it. Together, we’ll make sure you feel confident every step of the way.

 Written by: Lani Fisher — Washington Realtor Helping Everyday Buyers & Sellers With Confidence