• matthew@thehomeinspectorsnotebook.com

Water Quality Testing – A Reference For All Homeowners

If your home is served by a public water utility, the utility is responsible for treating and providing clean drinking water to your home.  The public water utility is also required by law to do regular testing for a wide range of contaminants and to provide the report to the state.

For homes served by a private well, however, the home owner is responsible for ensuring that their water supply is safe. There are many potential contaminants that can get into your water and make the water bad tasting or smelling and even unsafe to drink. The EPA has identified over 80 different contaminants that impact water quality. According to PA Dept. of Agriculture’s data, less than 20% of private wells in PA were properly constructed. PA has no state-wide well standards or regulation authority. Again, this is why it’s so important for homeowners with wells do test their water regularly. A licensed and qualified plumber, well contractor, or water treatment specialist should be consulted for any water treatment procedure or for the installation or maintenance of water treatment systems.

List of the most common well water contaminants (click on any contaminant to jump to its related section below):

Bacteria – Total Coliform

Bacteria, also known as total coliform (TC), can make you sick if you drink bacteria contaminated water. Bacteria can enter water in several places, such as in the well itself, in a treatment system (like a contaminated water softener), or at a faucet. Bacteria is a living organism, so to properly treat it means killing the organism. The most common treatment method is an Ultra-Violet (UV) system. An Ultra-Violet (UV) system is a permanent treatment method whereas a chlorine shock treatment is a temporary disinfection method only to be used after the bacteria source has been found and removed.

A UV system is installed where the water service enters the home and uses UV light to kill bacteria as the water supply passes through the system. Of course, humans cannot see ultra-violet light with the naked eye, however a small LED is normally located on the unit to confirm that the unit is powered. Simply seeing this LED doesn’t indicate that the UV system is properly functioning and treating water, but only that the UV system is powered. The unit’s UV bulb needs to be replaced approximately every 12 months. From my discussions with homeowners with UV systems, most have no idea that the UV bulb needs to be replaced annually. Either the installer did not disclose the maintenance requirements with the home owner or it’s simply a case of lack of maintenance on the homeowner’s part.

Straight chlorine bleach should NEVER been poured down a well as it can damage the well casing since bleach can corrode the well’s metal liner and other components. When a total coliform sample is analyzed by a certified lab, they use a microscope to determine if coliform is present in the sample. Any result other than zero (0) indicates non-potable water that needs to be addressed before it can be safely consumed.

If and when a chlorine shock is performed, all water spigots in the home (including the exterior spigots) should be turned on and water flowed through every fixture. Once the smell of chlorine is detected at each fixture, then the water supply system should stand unused for at least 12 hours to allow the chlorine to do its job. Then, run water at each fixture again until the smell of chlorine is completely gone at each fixture. Approximately a week later, a retest should be drawn to be lab analyzed. I’ve heard of home owners pour gallons and gallons of bleach down their well only to have to wait 3 or 4 weeks to be able to drawn a retest sample. Most labs will not even accept water samples for coliform or e.coli analysis if chlorine is present in the sample. Of course, time is of the essence during a real estate transfer, so abiding by the proper chlorine shock procedure is key to helping to keep the settlement timetable on schedule. The retest is needed to ensure that the bacteria issue has not returned. In some cases, a chlorine shock is only temporary and multiple shocks may be needed.

How do I fix Total Coliform (TC) issues?

Total Coliform (TC) or E. Coli issues can most often be addressed with an ultra-violet (UV) system.  One or more chlorine shock treatments are another option, however doing a chlorine shock is only a disinfection method once the bacteria contamination source has been identified and removed.  See page 56 of the “A Guide To Private Water Systems in Pennsylvania” for more information.

An ultra-violet (UV) system is an appliance that gets installed where the water supply line enters the home.  There is an ultra-violet light bulb inside the unit that kills bacteria as water passes through the system.  The UV light bulb needs to be replaced every year.  Many homeowners, I find, are unaware of this fact.

If the chlorine shock treatment option is chosen, specific procedures need to be followed. Straight chlorine bleach should never be poured down a well as it can damage the well casing and other components. Only a qualified water treatment professional or licensed plumber should perform these measures.

A reasonable amount of time needs to occur before a retest can be done, often 7~10 days.  The retest should not occur until after the smell of chlorine is gone from every water fixture in the home.  The reason for the 7~10 day delay for a retest is to allow time for any bacteria to possibly grow back in the well system.  If the chlorine shock was successful, no bacteria should have grown back within that time frame and the retest result should be clear of coliform.  Resampling too soon may not provide an accurate test of the water’s potability (thereby possibly providing a false negative) or the lab will simply not accept the sample for testing if there is still chlorine in the well water.

A certified lab should be able to provide a specific list of detailed instructions about how to properly shock the well and retest the water’s quality.  A concern that anyone performing a chlorine shock on a well needs to be very aware of is that many off-the-shelf bottles of chlorine bleach also contain small amounts of mercury.  Chlorine bleach is meant only for washing clothes, not for drinking water.  Mercury from using chlorine bleach in well water may be left behind in trace amounts if used to shock a well; mercury consumption is hazardous and can be deadly.

Standard well caps should also be replaced with a sanitary well cap as an improper cap may be the source of well water contamination.  Examples of each cap type are shown below.  If the well casing terminates below, at, or near grade, it should also be extended to terminate at least 8″ above grade.

E. Coli

An even more specific bacteria test can be conducted for E. coli (short for Escherichia coli).  This is a type of fecal coliform bacteria commonly found in the intestines of animals and humans.  A positive E. coli result is a strong indication that human sewage or animal waste has contaminated the water source.

Hundreds of strains of E. coli exist.  Although most are harmless and live in the intestines of healthy humans and animals, a few can produce a powerful toxin that causes severe illness and even death.  Infection often causes severe bloody diarrhea and abdominal cramps; sometimes the infection causes nonbloody diarrhea.  Frequently, no fever is present.  It should be noted that these symptoms are common to a variety of diseases and may be caused by sources other than contaminated drinking water.  E. coli tests are reported as the number of bacteria per 100 ml of water.  The presence of any E. coli in a water sample is unacceptable; thus, the primary drinking water standard for E. coli is 0 per 100 ml of water.

How do I fix E. Coli issues?

Positive Total Coliform (TC) or E. Coli issues can most often be addressed with an ultra-violet (UV) system.  One or more chlorine shock treatments are another option, however this procedure needs to be properly and carefully performed.  See “Total Coliform” above for more details.  Also, see page 56 of the “A Guide To Private Water Systems in Pennsylvania” (link above) for more information.

Nitrate (NO3) and Nitrite (NO2)

Another common group of contaminants in well water are nitrate (NO3) and nitrite (NO2). Nitrate and nitrite are naturally occurring, but high levels of either in well water often indicates that runoff from a nearby farm or other fertilizer source has entered the water supply. A septic system located too close to a well or farmland adjacent to the well are both common sources of nitrate and nitrite. Nitrate and nitrite are both forms of nitrogen. The maximum level permitted in well water, per EPA standards, is 10.0 mg/L for nitrate. EPA regulations call for nitrite levels to be less than 1.0 mg/L as nitrite is more dangerous than nitrate.

Boiling water with high nitrate or nitrite may raise the concentration and increase the potential risks. High nitrate and nitrite concentrations pose an immediate threat to infants and have been linked to ‘Blue Baby’ syndrome which can be fatal without immediate medical attention. High nitrate and nitrite concentrations can also be hazardous to elderly people. A reverse osmosis system is the most common method of correcting a high nitrate or nitrite issues. Most licensed plumbers can install this type of system.

How do I fix Nitrate issues?

High Nitrate issues can most often be addressed with a Reverse Osmosis (RO) or Anion Exchange system.

Lead (Pb)

If lead is detected in your drinking water, it probably originated from corrosion of your plumbing system.  Lead was a common component of solders used in plumbing systems until it was banned in 1991.  In homes built in the early 1900s, lead pipe also may be present.  Thus, if your home was built before 1991 and has a metal plumbing system, it is likely that some lead is present.  If your water supply is corrosive (see discussion above), then any lead present in the plumbing system may be dissolved into your drinking water.

Although a first draw sample for lead is the best method (to determine if lead has leached into the water over a 6+ hour time period), EPA and PA DEP don’t require a 6 hour first draw any more for lead in private well water samples.  Lead concentrations are usually highest in the first water out of the tap (known as “first draw” water), since this water has been in contact with the plumbing for a longer time than simply running water for a time and then drawing a sample.  Lead concentrations typically decrease as water is flushed through the plumbing system.

A survey in 1989 found that about  20 percent of the private water supplies in Pennsylvania contained lead concentrations above the MCL (maximum containment level) of 0.015 mg/L (15 µg/L).  In 1991, the federal government took steps to limit lead in water plumbing systems.  As a result, a recent survey of private water systems in Pennsylvania found that lead contamination had declined from 20 percent in 1989 to 12 percent in 2007 (Swistock et al. 2009).

Just because your home was built within the past few years doesn’t mean you may not have high lead levels in your water.  Some plumbing fixtures (such as some brand new sink faucets or their related plumbing fittings) have been found to leach lead into water.  This appears to be much more likely in plumbing products manufactured in the Far East.  I have inspected relatively new homes that had high lead levels in their well water and I suspect the source of the lead was from one or more newer plumbing fixtures inside the home, and not necessarily from the well itself.

Lead levels can seriously threaten drinking water safety.  Lead is colorless, odorless, and tasteless.  Long-term exposure to lead concentrations in excess of the drinking water standard has been linked  to many health effects in adults, including cancer,  stroke, and high blood  pressure.  At even greater risk are the fetus and infants up to four years of age, whose rapidly growing bodies absorb lead more quickly and efficiently.  Lead can cause premature birth, reduced birth weight, seizures, behavioral disorders, brain damage, and lowered IQ in children.  The U.S. Environmental Protection Agency (EPA) considers lead to be the most serious environmental health hazard for children in the United States.

How do I fix Lead issues?

High Lead (Pb) issues can most often be addressed with a Reverse Osmosis (RO) system.  If the source of the lead contamination is suspected to be or can be positively identified to a specific fixture, faucet, etc., replacing the suspected component is suggested.  Retesting the well water for lead after the repair is made is recommended for confirmation.

Also, contrary to what some local plumbers have been telling home owners, performing a chlorine shock of a well will have absolutely no affect on lowering lead levels in the water.

How do you reduce the amount of lead in your drinking water?  EPA Lead In Water Document

Iron (Fe)

Iron is a common natural problem in groundwater in Pennsylvania and may be worsened by mining activities.  It occurs throughout Pennsylvania but is most problematic in the western region.  Iron does not often occur in drinking water in concentrations of health concern to humans.  The secondary drinking water standard for iron is 0.3 mg/L because it causes a metallic taste and orange-brown stains that make water unsuitable for drinking and clothes washing.  However, due to Iron being a secondary contaminant, the EPA does not require, but does recommend, that high iron levels be corrected.

How do I fix Iron issues?

High Iron (Fe) issues can be addressed with a Reverse Osmosis (RO) system. In cases that the iron isn’t a terribly high concentration, a water softener may help address this issue.

pH

The pH of water is a measure of how acidic or basic (alkaline) the water is.  It is measured on the pH scale (from 0  to 14) in pH  units.  If the pH of water is less than 7.0, it is acidic, and if it is greater than 7.0, it is basic (alkaline).  Water with a pH of exactly 7.0 is considered neutral.  If pH values deviate very far from neutral, other water-quality problems may be indicated.  These would include the presence of toxic metals such as lead (at low pH) and high salt contents (at high pH).  It is recommended that the pH of your water be between 6.5 and 8.5 to minimize other potential water-quality problems.  Acidic water with a pH less than 6.5 is much more common in Pennsylvania (occurring in 18 percent of private wells) than high-pH water (occurring in only 2 percent of private wells), especially in the northern and western regions of PA.  In general, pH is an indicator of other potential water-quality problems and is very rarely a problem by itself.  However, due to pH being a secondary contaminant, the EPA does not require, but does recommend, that this issue be corrected.

How do I fix pH issues?

Low pH issues can most often be addressed with an Acid Neutralizer.

Total Solids (TS)

The total amount of substances dissolved or suspended in water is referred to as the total solids (TS) content of water.  Water high in TS often contains objectionable levels of dissolved salts such as sodium chloride.  Thus, high TS may indicate the presence of other water-quality problems.  The recommended drinking water standard of 500 mg/L for TS exists because high-quality waters generally have lower TS levels.  However, due to Total Solids being a secondary contaminant, the EPA does not require, but does recommend, that high Total Solid levels be corrected.

How do I fix high TS?

High Total Solids (TS) issues can most often be addressed with a Reverse Osmosis (RO) system.

Surfactants

Surfactants are a measure of foaming agents or detergents contained in drinking water.  The EPA limit for surfactants is 0.5 mg/L.  However, due to surfactants being a secondary contaminant, the EPA does not require, but does recommend, that high Surfactant levels be corrected.

How do I fix high Surfactant issues?

High Surfactant issues can most often be addressed with a Reverse Osmosis (RO) system.

Hardness

Hardness is a general term used to refer to the water’s calcium carbonate (CaCO3) content. Hardness does not pose a health threat, but it can cause aesthetic problems.  It can ruin water heater elements, reduce soap lathering, and make laundry and dish washing difficult as well as clogging sink aerators and showerheads.  Moderate levels of hardness are beneficial because they typically inhibit plumbing system corrosion.  Removal of hardness using a water softener is necessary only if the water is causing aesthetic problems. Use of a water softener may result in undesirable levels of sodium in drinking water and may increase plumbing system corrosion. There are alternates to using sodium (NaCl) in water softeners, however. Potassium Chloride (KCl) or Calcium Chloride (CaCl) are other safer, yet more expensive, options.

Hardness may be reported in milligrams per liter (mg/L) or in grains per gallon (gpg).  One grain per gallon is equal to 17.1 mg/L or parts per million (ppm).  A water hardness of about 90 to 100 mg/L (approx. 5.5 gpg) provides excellent corrosion control and is usually acceptable aesthetically, but there are no drinking water standards for hardness.

How do I fix Hard Water?

Hard water issues can most often be addressed with a water softener (Ion Exchange). Water softeners are very common in our area since our water (public water and well water) is generally very hard due to the large amount of lime in the ground.

A water softener has a resin tank and a brine tank (filled with salt). Some brands of water softeners, like WaterBoss, have both tanks contained in one compact unit.  All water entering the home passes through the softener where it flows through a bed of resin beads. Resin beads are very tiny particles of plastic that have a negative electrical charge. The hard water ions (positively charged particles) are attracted to the resin beads where an ion-exchange process occurs. The hard minerals stick to the resin beads and the process replaces them in the water with sodium or potassium ions (depending upon the type of salt used).  The result is soft water and there is no salt taste. A regeneration (cleaning) process occurs every few days , depending upon how much water passes through the system, using the brine solution to rid the resin beads of the positive (hard water) charge and recharges the resin.

Some additional information about well water can be found here: http://extension.psu.edu/water-series-21

Very Important —  You can only find what you test for in water. You can’t test only for total coliform and nitrate and expect to know if there’s also lead in the water. The basic water test performed during most home transactions with a well system are total coliform and nitrates. FHA and VA water analysis is also possible, and each consists of additional contaminants and is also, therefore, higher in cost. An FHA analysis consists of total coliform, e. Coli, nitrate, nitrite, and lead. A VA analysis consists of total coliform, nitrate, lead, iron, total solids, surfactants, and pH.

To help ensure uncontaminated water samples and accurate lab results, special care and procedures are needed when drawing water samples for analysis. A competent home inspector should be fully familiar with the sampling procedures as prescribed by the lab that the inspector uses for analysis. A minor deviation in the sampling procedure can possibly contaminate the sample and may provide for a false positive or false negative in the lab report.

I’ve also seen some lenders require raw water samples to be taken. In other words, even if the home has a UV system or Reverse Osmosis system installed, some lenders will require these systems be bypassed or turned off before the sample is taken in order to obtain raw untreated water directly from the well. Before ordering a water quality analysis, it is wise to inquire with your lender to determine if they have any special requirements. Doing so may save some time and effort later when the inspector asks you about any lender special requirements. Some lenders will only accept the water quality lab report if it specifically states that the samples were drawn untreated (if the lender requires untreated samples).

Besides doing well water quality analysis at the time of the home transaction, retests should be done approximately every 14 months to help ensure a new contamination source doesn’t appear in the future. Doing the future resampling every 14 months allows sampling to cross over various seasons after a few years when some contaminants may be more likely than in other seasons or weather conditions.

General Well Information

It is recommended that all well systems be serviced regularly by a licensed plumber or a qualified well contractor. For all property transactions where there is a well, the inspector recommends obtaining the well’s log from the property owner which should include important detailed information such as: locations of the well’s components, pump and casing depth, service records [when components were last repaired/replaced], well yield data, age of the well’s components (pump, pressure tank, wiring, etc.), etc.

PA has no statewide standards for private drinking water wells, so maintenance of well systems and ensuring the potability (is the water safe to drink?) of well water is the responsibility of each well’s owner. Many homeowners with a well are totally unaware of this. It is also recommended that no pesticides or fertilizers be applied to the ground within 100′ of the well casing as this can cause well contamination.  Pets should be kept away from well casings and the ground around the well casing should also shed water away from the well casing. The top of the well casing should stick up above grade (at least 12″ is recommended) to help prevent contamination of the well water.  Standard well caps should be replaced with sanitary caps.

These above photos show standard well caps.  The first has a large hole in it.  Insects, rodents, pesticides, fertilizers, ground water, etc. can easily enter either well and contaminate the drinking water. Both of these well casings terminate too close to grade.

The above photo shows a sanitary well cap installed with a proper casing height above grade.  Standard well caps be replaced with a sanitary well cap.  A sanitary well cap ensures a better air-tight seal to help prevent contamination of the drinking from the top of the casing.

More information about well systems and water quality can be found at:

PA DEP Website www.dep.state.pa.us  (Keyword “Wells”)

Penn State Extension “A Guide To Private Water Systems in Pennsylvania”

Penn State Extension Water Treatment Resources

Drinking Water Contaminants and Standards

© 2023 Matthew Steger
All Rights Reserved

Matthew Steger is a Certified Level 1 Infrared Thermographer, an ASHI Certified Inspector (ACI), and an electrical engineer. He can be reached at matthew@thehomeinspectorsnotebook.com. No article, or portion thereof, may be reproduced or copied without prior written consent of Matthew Steger.

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