Understanding Septic Systems and Wells When Buying Outside the City

What Every Buyer Needs to Know Before Making a Move Off the Grid

If you're considering buying a home in a rural area like Camano Island or other parts of Island and Snohomish counties, chances are your future home won’t be connected to city water or sewer systems. Instead, you’ll likely be relying on a private well for water and a septic system for wastewater. While these systems are common—and perfectly safe when maintained, there are important things to understand before signing on the dotted line.

Here’s what every rural buyer should know:

💧 Wells: Your Private Water Supply

A private well taps into an underground water source and supplies your home with water through a pump system.

🔎 What to Look For:

• Well Inspection & Water Testing: Always include a water test in your inspection period. This checks for bacteria (like coliform or E. coli), nitrates, arsenic, and other possible contaminants.
  
  

• Flow Rate: A typical household uses 100–120 gallons per person per day. A good well should deliver at least 3–5 gallons per minute.
  
  

• Well Depth & Age: Deeper wells are generally less susceptible to contamination. Ask how old the well is and get documentation on any maintenance or upgrades.
  
  

📌 Questions to Ask:

• Is there a filtration system?
  
  

• Who drilled the well, and when?
  
  

• Are there any shared well agreements?

🚽 Septic Systems: Where the Waste Goes

A septic system processes and disposes of household wastewater (from toilets, sinks, showers, laundry, etc.) right on the property.

🔍 What to Look For:

• Inspection & Pumping Records: A standard septic inspection includes checking the tank, drain field, and baffles, and evaluating whether it needs pumping.
  
  

• Age and Condition: Older systems aren’t necessarily bad, but they may require updates to meet current county standards.
  
  

• Drain Field Location: This area filters and absorbs liquid waste. It must be clear of trees, patios, or heavy traffic.
  

⚠️ Red Flags:

• Strong odors in the yard
  
  

• Standing water over the drain field
  
  

• Backups or slow drains in the home

📜 Permits and Regulations

Make sure the well and septic system are properly permitted through the county. Some properties may have "grandfathered" systems that don’t meet current code. When selling or remodeling, those systems may need to be brought up to standard.

On Camano Island, Island County Health Department manages septic and well records, and they require a Time of Transfer inspection before a home with a septic system can close.

🛠️ Maintenance Tips for Buyers

• Septic: Pump every 3–5 years, or more often for large households. Avoid flushing wipes, grease, or harsh chemicals.
  
  

• Well: Test water annually and inspect components every few years.
  

🏡 Final Thoughts

Don’t let the words septic or well scare you away from your dream rural home. With proper maintenance and a good understanding of how these systems work, they can be efficient, eco-friendly, and cost-effective.

If you're shopping for a rural property and want expert guidance through the well and septic process, I'm here to help. Our team has walked countless buyers through this—and we know the right inspectors and questions to ask to make sure you’re covered.

📩 Thinking about buying rural or on the island? Let's talk about what to expect. I’d be happy to walk you through it—no pressure, just info.