In the Phoenix area, most homes get water from a city or town utility. Some get it from a private water company regulated by the Arizona Corporation Commission. Some rural and larger lot homes rely on a private or shared well. Each works differently for rates, who to call and what you're responsible for. Before you buy, find out the water source, get a recent bill, and if there's a well, test it and get the shared well agreement if there is one.
Most people never think about where their water comes from until they're buying a home in Arizona. Then they find out it isn't always the city. Depending on where the home sits, water may come from a city or town, a private water company or a well on the property. Each one works a little differently, and it's worth knowing which you're getting before you buy.
The three main sources
| Water source | Who runs it | What it means for you |
|---|---|---|
| City or town utility | The local government | Rates set by the city or town, billed with sewer and trash in many cases |
| Private water company | A company regulated by the state | Rates set through the Arizona Corporation Commission |
| Private or shared well | You, or you and your neighbors | You're responsible for the well, the pump and the water quality |
City and town water
Most homes in Phoenix area cities get water from the city or town. Your water, sewer and trash often show up on one bill. Rates are set by each city, so they differ from place to place. Ask the seller for a recent bill, especially a summer one, since irrigation can push water use up a lot.
Private water companies
Some areas, especially newer communities on the edges of the Valley and parts of Pinal County, are served by private water companies. The Arizona Corporation Commission regulates private water and wastewater companies in Arizona, including their rates. Some are large companies serving many communities, and some are small systems serving a few hundred homes. If a home is served by a private company, ask for a recent bill and look up the company on the Commission's website. Rates and service can be quite different from the city next door.
Private and shared wells
Rural homes and some larger lots get water from a well. Some wells serve one home, and some are shared between neighbors. The Arizona Department of Water Resources keeps a registry of wells, and when a property with a well changes hands, a form called the Request to Change Well Information is filed after the sale so the registry shows the new owner. You can read how it works on ADWR's page for real estate and title agents. ADWR keeps the registry but doesn't decide who legally owns a well.
With a well, you're responsible for the pump, the pressure tank, the plumbing and the quality of the water. A private well isn't tested by the city. Before you buy, have the well tested for flow and for water quality. If the well is shared, get a copy of the shared well agreement, which should say who pays for repairs and how the water is divided. If there isn't one, that's a conversation to have before closing. More in Buying a home with a septic system or well.
Why water planning is a big deal here
The Phoenix area has managed groundwater under state law since 1980, and new subdivisions in the area generally have to show a long term assured water supply before they're built. That's part of why water comes up so often in conversations about growth. For you as a buyer, it mostly means checking who provides the water and reading anything in the disclosures about water source or availability.
Hard water
Valley water is hard, meaning it carries a lot of minerals. You'll see white spots on faucets, shower doors and dishes, and scale can build up in water heaters. Many homes have a water softener or a reverse osmosis system under the kitchen sink. Ask whether the systems are owned or leased, when filters were last changed and whether the softener uses salt. Leased equipment needs to be transferred or removed like any other leased item.
Sewer and septic
Water and wastewater don't always come from the same place. A home can have city water and a septic system, or a private company for both. Ask about both before you buy. If there's a septic system, Arizona has a required inspection when the property is sold, which I cover in Buying a home with a septic system or well.
Irrigation water
Some older neighborhoods and larger lots also have irrigation rights, where water is delivered on a schedule to flood the yard. That's separate from the drinking water. Ask the seller whether the home has irrigation rights, who delivers the water and how the schedule works.
What to ask before you buy
1 - Where does the drinking water come from: a city, a private company or a well?
2 - Can I see twelve months of water bills, including summer?
3 - If there's a well, can it be tested for flow and quality, and is there a shared well agreement?
4 - Is the home on sewer or septic?
5 - Are any water treatment systems leased?
6 - Does the home have irrigation rights?
The bottom line
Water in Arizona isn't one size fits all. Knowing your source, your costs and your responsibilities before you buy keeps you from learning it the hard way after you move in.
Send me a message if you'd like help figuring out how a home gets its water.
Questions, answered.
Who regulates private water companies in Arizona?
The Arizona Corporation Commission regulates private water and wastewater companies, including their rates.
What happens to a well when a property is sold?
A Request to Change Well Information is filed with the Arizona Department of Water Resources after the sale so the well registry shows the new owner.
Should I test a well before buying?
Yes. Have it tested for flow and water quality during your inspection period, and get any shared well agreement in writing.
Why is Arizona water so hard?
Valley water carries a lot of minerals, which leave spots and scale. Many homes use a water softener or a reverse osmosis system.
Can a home have city water and a septic system?
Yes. Water and wastewater can come from different sources, so ask about both before you buy.
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