What should you know about buying an Arizona home with a septic system or a well?

Homes on larger lots and in rural parts of the Valley often aren't connected to city sewer or city water. Instead they have a septic system, a well or both. That's completely normal, and lots of people love the space and independence that come with them. But Arizona has specific rules for each when a home is sold, and buyers need to know what they're taking on.

The septic system inspection

Arizona requires the seller of a property with a septic system to have it inspected by a qualified inspector within six months before the property is transferred. The inspector completes a Report of Inspection and gives it to the seller, who gives it to the buyer before closing. Then, within 15 calendar days after the date of transfer, the buyer submits a Notice of Transfer to the proper agency. The Arizona Department of Environmental Quality explains the process on its septic inspection and Notice of Transfer page.

The standard Arizona purchase contract has an addendum for homes with an on site wastewater treatment facility, which spells out who pays for what. You can see a version of it from the Arizona Association of REALTORS.

Reading the septic report

The report describes the system's condition at the time of the inspection. Read it during your inspection period and look for anything the inspector couldn't access, any signs of failure and any recommended repairs. Ask how old the system is, when the tank was last pumped and where the tank and drain field are on the lot. Septic repairs and drain field replacements can be expensive, so a poor report is a fair item for the BINSR.

Living with septic

A septic system needs some care. Have the tank pumped on a schedule a septic professional recommends for your household. Don't drive or park over the drain field, and keep trees and big plants away from it. Be careful what goes down the drains, since grease, wipes and some chemicals can harm the system. Plan any pool, casita or addition around the septic system, since it limits where you can build.

If the household will be larger than the seller's, or you plan to add bedrooms, ask a septic professional whether the system is sized for it. Adding bedrooms can require changes to the system.

Wells and the state registry

If the property has a well, the Arizona Department of Water Resources keeps it in a registry. After the sale, a Request to Change Well Information is filed so the registry shows the new owner. ADWR notes that this form shouldn't be filed before the property transfers, because a copy of the deed goes with it, and that the department keeps a registry but doesn't determine legal ownership. You can read more on ADWR's page for real estate and title agents. Your escrow officer usually helps make sure it gets done.

Test the well before you buy

With a well, nobody else is testing your water. During your inspection period, have the well tested for flow, meaning how much water it produces, and for water quality. Ask the seller for any past test results, the age of the pump and pressure tank and any repair records. If the results come back poor, you'll want to know before you're committed.

Shared wells

Some wells serve more than one home. If the property shares a well, get a copy of the shared well agreement. It should say who owns the well, how the water is divided, who pays for the electricity to run the pump and who pays for repairs. If there's no written agreement, that's a risk worth discussing before closing, because disagreements between neighbors over water are hard to fix later.

Financing and insurance

Some loan programs have specific requirements for homes with wells and septic systems, such as water testing or minimum distances between the well and the septic system. Tell your lender early that the home has a well or septic, so those requirements are built into your timeline. Ask your insurance agent how the policy treats the well pump and the septic system too.

The rest of the property

Homes with wells and septic systems often sit on larger lots with other features worth checking, like irrigation rights, animal zoning, outbuildings and unpaved roads. If the property is in an unincorporated area, permits and services come from the county instead of a city. More in Living in Chandler Heights and Living in Queen Creek.

What to check before you buy

1 - The septic Report of Inspection, completed within six months before closing.

2 - The age of the septic system and when it was last pumped.

3 - A well flow test and a water quality test.

4 - The age of the well pump and pressure tank.

5 - A written shared well agreement, if the well is shared.

6 - Any lender requirements for wells and septic systems.

The bottom line

A septic system or a well isn't a reason to pass on a home you love. It's a reason to do a few extra checks, read the reports closely and know your responsibilities before you close.

Let's take the confusion out of this decision, schedule your clarity call today.