Well Water Testing: Your Guide to Private Wells on the Oregon Coast

Everything You Need to Know About Well Inspections, Water Quality Testing, and Regulations in Lincoln County

Buying or selling a home with a private well on the Oregon Coast requires specialized knowledge that many buyers and sellers simply don't have. After 20 years of guiding families through real estate transactions in Lincoln County, I've seen how well water issues can surprise unprepared buyers—or derail transactions when not properly addressed.

Whether you're considering a rural coastal property with well water or you're selling a home with a private well, this comprehensive guide will walk you through Oregon's testing requirements, inspection procedures, coastal-specific concerns, and everything you need to know to make informed decisions.

Understanding Private Wells on the Oregon Coast

Many properties outside city water service areas rely on private wells for domestic water. This is particularly common in:

• Rural areas between coastal towns
• Properties east of Highway 101
• Mountainous or forested areas
• Older coastal developments
• Properties on larger acreage
• Remote beach access communities

The key difference: Unlike city water, YOU are responsible for everything—water quality, system maintenance, testing, and ensuring adequate supply. This independence comes with responsibility.

Oregon's Mandatory Well Water Testing Requirements

Oregon law has specific requirements for well water testing when property changes hands. Understanding these requirements protects both buyers and sellers.

Required by State Law (ORS 488.271):

When selling property with a private well, sellers MUST test the well water for:

1. Total Coliform Bacteria
2. Arsenic
3. Nitrates

These tests must be conducted through an Oregon Health Authority accredited laboratory. A complete list of accredited labs is available on the Oregon Health Authority Domestic Well Safety page.

Critical Deadlines and Reporting:

Seller's responsibilities:

• Test the well water through an accredited lab
• Report lab results to the buyer
• Report results to the Oregon Health Authority within 90 days of receiving them
• Results are valid for one year

Reporting methods: Sellers can report results online to the Oregon Health Authority or submit a physical Domestic Well Testing Transaction form along with lab results.

Important: Sellers must verify that proper sampling and testing procedures are followed. Improper sampling can invalidate results and delay transactions.

Form 2.8 Well Addendum

If domestic water is supplied by a private well, the Oregon REALTORS® Sale Agreement should include Form 2.8 Well Addendum. This addendum:

• Establishes testing responsibilities
• Sets timelines for water testing
• Addresses well flow testing
• Defines repair responsibilities
• Covers well registration requirements
• Protects both buyer and seller

Never skip this addendum when wells are involved—it's essential legal protection for both parties.

Well Registration Requirement

Oregon law requires that all private wells not already registered with the state must be registered at the time the property is transferred.

Oregon Water Resources Department (OWRD) Registration:

• Typically delegated to the buyer in real estate forms
• Required before closing (verify with your contract)
• Provides official well identification number
• Links well to property records
• Required for future permits or modifications

The OWRD Well Identification Program guide provides detailed registration instructions.

Understanding the Three Required Tests

1. Total Coliform Bacteria

What it is: Coliform bacteria are microorganisms naturally present in soil, surface water, and the digestive systems of warm-blooded animals. While most coliform bacteria aren't harmful themselves, their presence indicates potential contamination from surface water or waste.

Why it matters:

• Indicates possible contamination pathway
• May signal presence of harmful bacteria
• Can cause gastrointestinal illness
• Suggests well integrity issues

Coastal concerns:

• Heavy rainfall can drive surface contamination into wells
• Shallow wells more vulnerable
• Older well construction may lack proper sealing
• Flooding events on the coast increase risk

If detected:

• Well should be shocked (chlorinated) and retested
• Investigate source of contamination
• May require well seal repairs
• Ongoing monitoring needed

2. Arsenic

What it is: Arsenic is a naturally occurring element found in rocks and soil. In Oregon, certain geological formations release arsenic into groundwater.

Why it matters:

• Long-term exposure linked to serious health issues
• No safe level, but EPA sets standard at 10 parts per billion (ppb)
• Colorless, tasteless, odorless—can't detect without testing
• Chronic exposure concerns, especially for children

Coastal concerns:

• Some Oregon Coast geological areas have naturally elevated arsenic
• Well depth and location affect levels
• Marine sedimentary rocks can contain arsenic
• Levels can vary seasonally

If elevated:

• Treatment systems available (reverse osmosis, special filters)
• Cost: $1,000-$3,000+ for treatment system
• Ongoing filter replacement needed
• Alternative water sources for drinking/cooking

3. Nitrates

What it is: Nitrates are nitrogen compounds that can enter groundwater from fertilizers, septic systems, animal waste, or natural soil processes.

Why it matters:

• Dangerous for infants (blue baby syndrome)
• Indicates possible contamination from human activities
• Can signal nearby septic system problems
• Affects pregnant women and livestock

Coastal concerns:

• Agricultural areas may have elevated nitrates
• Properties with nearby septic systems at risk
• Livestock operations contribute nitrates
• Old or failing septic systems leak nitrates

If elevated:

• Treatment required (reverse osmosis, ion exchange, distillation)
• Should NOT boil water (concentrates nitrates)
• Investigate contamination source
• May require moving well location

EPA Maximum Contaminant Level: 10 mg/L (parts per million)

Optional but Recommended Additional Testing

While Oregon only requires testing for three contaminants, I strongly recommend buyers consider testing for:

Additional Contaminants:

Iron and Manganese:

• Causes staining (rust-colored or black)
• Affects taste and appearance
• Damages plumbing fixtures and appliances
• Common in coastal groundwater

Hardness (Calcium and Magnesium):

• Causes scale buildup in pipes and appliances
• Reduces soap effectiveness
• Shortens water heater life
• Very common on the Oregon Coast

pH Level:

• Indicates acidity or alkalinity
• Low pH causes corrosion (blue-green staining)
• High pH affects taste and causes scale
• Impacts effectiveness of water treatment

Total Dissolved Solids (TDS):

• Overall water quality indicator
• Affects taste
• High levels may indicate contamination
• Useful baseline for future comparison

Lead:

• Especially important in older homes
• Can leach from plumbing fixtures and solder
• Serious health concern, especially for children
• No safe level for consumption

Radon:

• Radioactive gas that dissolves in water
• Geological source varies by location
• Released when water is used (showers, washing)
• Testing available but less common

E. coli:

• Specific type of fecal coliform
• Direct evidence of recent fecal contamination
• Indicates serious health risk
• Requires immediate action

Comprehensive Well Water Analysis:

Many labs offer comprehensive testing packages that include:

• All required tests (bacteria, arsenic, nitrates)
• Additional contaminants listed above
• Heavy metals screening
• Volatile organic compounds (VOCs)
• Pesticides (in agricultural areas)

Cost: $150-$400 depending on scope Value: Peace of mind and complete water quality picture

Well Flow Testing: Ensuring Adequate Water Supply

Having clean water isn't enough—you need sufficient quantity. Well flow testing determines if the well can meet household demands.

What is a Well Flow Test?

A well flow test measures:

• Flow rate: Gallons per minute (GPM) the well produces
• Recovery rate: How quickly the well refills after heavy use
• Sustainable yield: Maximum continuous pumping rate
• Static water level: Depth to water when not pumping
• Drawdown: How much water level drops during pumping

Why Flow Testing Matters:

Inadequate flow causes:

• Running out of water during showers or laundry
• Inability to run multiple fixtures simultaneously
• Pressure drops throughout the house
• Dry well during summer or drought
• Insufficient water for fire protection
• Limits on future home expansion

Typical household needs:

• Minimum acceptable: 3-5 GPM
• Comfortable for average family: 6-10 GPM
• Ideal for larger homes: 10+ GPM

Coastal considerations:

• Seasonal variations in water table
• Drought impacts well recovery
• Summer demands increase (watering, guests)
• Climate change affecting groundwater

When to Conduct Flow Testing:

For sellers:

• Before listing: Know what you're selling
• Pre-marketing strategy: Address problems proactively
• Documentation: Provides evidence of adequate supply
• Negotiating strength: Demonstrate well reliability

For buyers:

• During inspection period: Standard due diligence
• Before waiving contingencies: Protect your investment
• Independent testing: Never rely solely on seller's test
• Baseline documentation: Record for future reference

What Happens During a Flow Test:

1. Initial measurement: Static water level recorded
2. Pumping begins: Well pumped at various rates
3. Monitoring: Water level checked at intervals
4. Duration: Typically 1-4 hours of continuous pumping
5. Recovery test: Time for well to refill measured
6. Report: Detailed findings and recommendations provided

Cost: $300-$600 depending on test duration and complexity

Interpreting Flow Test Results:

Excellent: 10+ GPM with quick recovery

• Supports large household
• Multiple fixtures simultaneously
• Room for expansion
• Strong negotiating position

Good: 6-10 GPM with adequate recovery

• Sufficient for average family
• Normal household use comfortable
• May need water conservation awareness
• Generally acceptable to most buyers

Marginal: 3-5 GPM with slow recovery

• Requires careful water management
• Staggering water usage necessary
• May limit household size
• Consider water storage tank
• May affect property value

Inadequate: <3 GPM or poor recovery

• Serious concern for buyers
• Daily water management challenges
• May require well deepening or drilling new well
• Significant expense ($5,000-$25,000+)
• May be grounds for terminating contract

Coastal-Specific Well Water Concerns

The Oregon Coast presents unique challenges for private wells that don't exist in other parts of the state:

Saltwater Intrusion

The problem: When wells are drilled near the ocean or estuaries, there's risk of saltwater contaminating the freshwater aquifer. This happens when:

• Over-pumping draws saltwater inland
• Well is too shallow
• Well is too close to the ocean
• Prolonged drought reduces freshwater pressure
• Climate change affects water tables

Warning signs:

• Salty or brackish taste
• Increased sodium and chloride levels
• Corrosion of plumbing and fixtures
• Progressive worsening over time
• Seasonal variation (worse in summer)

Coastal areas at higher risk:

• Properties within 1 mile of ocean
• Bluff-top locations
• Areas with previous saltwater intrusion
• Low-elevation properties near estuaries
• Areas with heavy groundwater pumping

Solutions:

• Deepen well to reach freshwater zone
• Reduce pumping rate
• Install water treatment system
• Drill new well further inland
• Connect to municipal water (if available)

Prevention:

• Test for chloride and sodium during inspection
• Monitor water quality annually
• Conservative water usage
• Professional well design and placement

High Iron and Manganese

The problem: Oregon Coast geology often results in elevated iron and manganese in groundwater. While not health hazards, they cause significant problems:

Effects:

• Rust-colored (iron) or black (manganese) staining
• Stains clothing, fixtures, sinks
• Metallic taste
• Bacterial growth in pipes
• Damages water heaters and appliances
• Clogs filters and plumbing

Treatment options:

• Water softener (for moderate levels)
• Iron filter or oxidizing system
• Manganese greensand filter
• Aeration system
• Regular system maintenance required

Cost: $800-$3,000 for treatment system

Acidic Water (Low pH)

The problem: Coastal rainfall and certain geological formations can result in acidic water (pH below 7.0).

Effects:

• Blue-green staining (copper corrosion)
• Pinhole leaks in copper pipes
• Shortened plumbing lifespan
• Metallic taste
• Lead leaching from solder or fixtures

Treatment:

• Calcite or soda ash injection system
• Neutralizing filter
• Corrosion-resistant piping
• Cost: $500-$2,000

Shallow Wells and Surface Contamination

The problem: Many older coastal wells are shallow (less than 100 feet), making them vulnerable to:

• Surface water infiltration
• Coliform bacteria contamination
• Nitrate contamination from septic systems
• Pesticide and herbicide runoff
• Flooding impacts

Oregon Coast rainfall: With 60-100+ inches of rain annually, heavy precipitation can drive contaminants into shallow aquifers.

Solutions:

• Well seal inspection and repair
• Deeper well drilling
• Shock chlorination after heavy rains
• Regular bacteria testing
• Proper well cap maintenance

Well Construction Issues

Older wells may have:

• Inadequate sealing allowing surface water entry
• No sanitary seal
• Improper casing depth
• Corroded or damaged casing
• Missing or deteriorating well cap

Modern standards require:

• Proper sealing to prevent contamination
• Sanitary well cap
• Adequate casing depth (typically 18-20 feet minimum)
• Grouted annular space
• Vermin-proof construction

Understanding Your Well System Components

1. Well Casing and Cap

• Steel or PVC pipe extending from surface into aquifer
• Prevents collapse and contamination
• Well cap protects from surface water and debris
• Should be sanitary seal type, not vented

2. Well Screen

• Perforated section at bottom allowing water entry
• Filters out sand and sediment
• Proper design prevents well damage

3. Submersible Pump

• Electric pump located deep in well
• Pushes water to surface
• Lifespan: 15-25 years typically
• Replacement cost: $1,500-$3,500

4. Pressure Tank

• Stores water under pressure
• Maintains consistent pressure
• Reduces pump cycling
• Lifespan: 10-15 years
• Replacement cost: $300-$800

5. Pressure Switch and Controls

• Turns pump on/off
• Maintains set pressure range
• Common settings: 40-60 PSI

6. Water Treatment Equipment (if installed)

• Filters, softeners, treatment systems
• Requires regular maintenance
• Filter replacement schedules vary
• Annual service recommended

Well Maintenance: Your Responsibilities as Owner

Unlike city water with its monthly bill, well owners handle all maintenance:

Annual Tasks:

Water quality testing:

• Test for bacteria annually minimum
• Test after any well work or repairs
• Test after flooding or heavy contamination risk
• Test if water characteristics change

System inspection:

• Check well cap condition
• Inspect visible pipes and connections
• Test pressure tank air charge
• Listen for unusual pump sounds
• Check pressure gauge

Treatment system maintenance:

• Replace filters on schedule
• Service softeners and treatment equipment
• Test treated water quality
• Clean sediment filters

Every 3-5 Years:

Well inspection by professional:

• Pump performance evaluation
• Pressure tank condition
• System efficiency check
• Identify developing problems early

As Needed:

Well cleaning:

• Remove mineral buildup
• Address bacterial growth
• Restore flow rate
• Cost: $300-$1,000

Shock chlorination:

• Disinfect well after contamination
• Following bacteria test failures
• After well work or repairs
• Cost: $150-$400 if professionally done

Equipment replacement:

• Pump failure: $1,500-$3,500
• Pressure tank: $300-$800
• Pressure switch: $100-$300
• Treatment system: $500-$3,000+

Long-term Costs:

Budget approximately:

• Annual: $200-$400 (testing and minor maintenance)
• Every 5 years: $500-$1,000 (professional inspection and service)
• Every 15-20 years: $2,000-$4,000 (major component replacement)

Buying a Home with a Well: Strategies and Protection

Before Making an Offer:

Ask the seller:

• When was the well drilled? (Age matters)
• Well depth and flow rate?
• Any water quality or quantity issues?
• Treatment systems installed?
• Well records and test results available?
• When last tested for water quality?
• Recent repairs or maintenance?

Research:

• Check OWRD well log database online at oregon.gov/owrd - search by address or location to find well reports showing depth, casing size, flow rate, and water levels for wells drilled since 1955
• Review neighborhood well depths and flows
• Ask neighbors about their well experiences
• Investigate local geological conditions
• Check water rights database if applicable

In Your Offer:

Include Form 2.8 Well Addendum specifying:

• Seller provides required water testing
• Timeline for testing completion
• Who pays for additional testing (typically buyer)
• Flow testing requirements
• Repair responsibilities
• Well registration responsibility

Consider contingencies:

• Satisfactory water quality testing
• Adequate well flow rate
• Functioning well system
• Right to terminate if unsatisfactory

During Inspection Period:

Coordinate testing:

1. Seller completes required testing (bacteria, arsenic, nitrates)
2. You may want additional comprehensive testing
3. Schedule well flow test
4. Have home inspector evaluate well system components

Timeline considerations:

• Lab results take 3-7 days typically
• Flow testing requires separate appointment
• Allow adequate time within contingency period
• Order tests immediately after offer acceptance

If Problems Are Found:

Water quality issues:

Minor contamination (bacteria that can be treated):

• Request shock chlorination and retest
• Typically $200-$400
• Verify treatment effectiveness

Treatable contaminants (iron, hardness, pH):

• Request treatment system installation ($1,000-$3,000)
• OR negotiate credit for buyer to install
• Get written estimates from water treatment companies

Serious contamination (high arsenic, nitrates, persistent bacteria):

• Request major treatment system ($2,000-$5,000+)
• Consider cost-benefit vs. property value
• May be grounds for terminating contract
• Consult with water quality professionals

Saltwater intrusion:

• Major problem requiring expensive solutions
• May require new well ($15,000-$25,000+)
• Consider whether property is worth investment
• Verify problem is solvable before proceeding

Inadequate flow:

Marginal flow (3-5 GPM):

• Request water storage tank installation
• Price reduction to reflect limitation
• Consider lifestyle fit with limited water

Poor flow (<3 GPM):

• Request well deepening ($3,000-$8,000)
• Request new well drilling ($15,000-$25,000+)
• Significant price reduction
• May terminate contract

Well system problems:

• Failing pump: $1,500-$3,500 replacement
• Bad pressure tank: $300-$800
• Old treatment system: $500-$3,000+

My Negotiation Advice:

For minor issues: Request repairs before closing For moderate issues: Negotiate credit at closing ($1,000-$5,000)For major issues: Substantial price reduction or walk away

Don't be afraid to terminate if well problems are severe. A property with no reliable water source is not worth buying.

Selling a Home with a Well: Seller Strategies

Before Listing:

Proactive approach saves transactions:

1. Test water early (required testing plus flow test)
   • Address any problems before listing
   • Make repairs on your timeline and budget
   • Provide clean test results to buyers
2. Gather all well records:
   • Well log (drilling report)
   • Installation permits
   • Previous test results
   • Maintenance records
   • Treatment system documentation
   • Flow test results
3. Service well system:
   • Replace worn components
   • Clean or replace filters
   • Verify system functioning optimally
   • Address known issues
4. Document well location:
   • Mark well head clearly
   • Provide site map
   • Ensure easy access

Disclosure Requirements:

You must disclose:

• Well depth, age, and location
• Known water quality issues
• Treatment systems and required maintenance
• Flow rate and capacity
• Recent testing results
• Any problems or limitations
• Repairs or modifications made

Oregon Health Authority reporting:

• Complete within 90 days of receiving test results
• Submit online or via paper form
• Keep confirmation for your records

Never allow buyers to rely solely on your testing—they should conduct their own due diligence.

During Transaction:

Be prepared to:

• Provide Form 2.8 documentation
• Share all well records
• Allow buyer's independent testing
• Respond promptly to test results
• Negotiate repairs or credits in good faith
• Complete agreed repairs before closing

Pro tip: Having recent testing, good records, and a well-maintained system builds buyer confidence and speeds transactions.

Well Professionals: Choosing the Right Help

What Different Professionals Do:

Well Drillers:

• Drill new wells
• Deepen existing wells
• Install well casing
• Licensed by OWRD

Pump Installers:

• Install and replace submersible pumps
• Service pressure tanks and controls
• Repair well system components
• Licensed contractors

Water Quality Specialists:

• Conduct comprehensive water testing
• Design treatment systems
• Install filtration and softening equipment
• Ongoing maintenance and service

Environmental Consultants:

• Investigate contamination issues
• Conduct site assessments
• Provide expert analysis
• Well system evaluations

Accredited Laboratories:

• Conduct required and optional testing
• Provide certified results
• Advise on additional testing needs
• Oregon Health Authority approved

Questions to Ask Before Hiring:

1. Are you licensed by Oregon CCB and/or OWRD?
2. How long have you been in business?
3. Do you have experience with coastal wells?
4. Can you provide references?
5. What is your typical timeline?
6. Do you provide written estimates?
7. What warranties do you offer?
8. Are you insured?

Resources for Oregon Well Owners

Oregon Health Authority (OHA):

• Website: www.healthoregon.org/wells
• Domestic Well Safety Program
• List of accredited laboratories: Accredited Oregon Drinking Water Laboratories
• Testing requirements and reporting
• Well water FAQs and resources

Oregon Water Resources Department (OWRD):

• Website: www.oregon.gov/owrd
• Well log database: About Well Reports - Search for well reports by location showing depth, casing size, flow rate, and water levels for wells drilled since 1955
• Water Rights Information System (WRIS): Search water rights
• Well registration program
• Well driller licensing
• Well identification program guide

Oregon State University Extension Service:

• OSU Well Water Program: wellwater.oregonstate.edu
• How to Test and Treat Well Water: Extension guide
• Publications:
  • "Keeping Your Well Water Well" (EM8752)
  • "Twelve Simple Things You Can Do to Protect Your Well Water" (EM8651)
  • Water treatment guides
• Educational resources and fact sheets

Lincoln County:

• Environmental Health Department
• Well permits and inspections
• Local regulations
• Well records

Educational Resources:

• Oregon State University Extension Service
  • OSU Well Water Program - comprehensive well owner education
  • How to Test and Treat Residential Well Water
  • "Keeping Your Well Water Well" publication (EM8752)
  • "Twelve Simple Things You Can Do to Protect Your Well Water" (EM8651)
  • Water testing and treatment guides
• Lincoln Soil & Water Conservation District
• Local workshops and seminars
• Well owner educational programs

Audra's Recommended Well Service Providers

After 20 years helping buyers and sellers navigate well water properties, I've worked with many well professionals. The following companies have consistently demonstrated expertise, reliability, and integrity. They understand the unique challenges of Oregon Coast wells and provide excellent service.

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Pumpro LLC

Location: Toledo, Oregon
Phone: 541-913-5951
Website: www.pumprollc.com
Service Area: All of Lincoln County

Why I recommend them: Pumpro is based right here in Toledo and has been serving Lincoln County for 30 years. Now under new ownership but committed to the same quality well water service our community expects, Pumpro is a family-run operation that truly cares about your water. They provide comprehensive well services including installations, repairs, water quality testing, and well flow testing for both residential and real estate requirements. What sets Pumpro apart is their commitment to education—they'll explain their diagnosis, lay out a plan, and help you understand how your system works. They won't install expensive equipment you don't need and their work is guaranteed. As your local Lincoln County well service provider, they understand coastal well challenges intimately.

Services: Well pump installation and repair, submersible pumps, jet pumps, water filtration systems, pressure tanks, water quality testing, well flow testing for real estate, water storage tanks, leak repair

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Robertson Environmental LLC

Contact: Paul Robertson, MSc (Environmental Scientist, Owner)
Address: 2124 NE Reef Ave., Lincoln City, OR
Phone: 541-921-4969
Email: [email protected]
Website: www.robertsonenvironmental.com

Why I recommend them: Paul Robertson brings advanced scientific expertise (Master of Science) and deep knowledge of Oregon Coast environmental conditions. Robertson Environmental specializes in comprehensive well testing, water quality analysis, and environmental site assessments. Their scientific approach and detailed reporting make them excellent for real estate transactions where thorough documentation is essential. Paul understands coastal groundwater issues, including saltwater intrusion risks, and provides expert recommendations for addressing water quality concerns.

Services: Well water testing, water quality analysis, environmental site assessments, contamination investigation, expert consultation

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Aqua Pro Pump Services

Address: 35967 Plagmann Dr NE, Albany, OR
Phone: 541-791-4202
Website: www.aquapropumpservice.com

Why I recommend them: Aqua Pro Pump Services provides comprehensive well system services from pump installation to repairs and maintenance. Their experience includes working with coastal properties and understanding the unique challenges of salt air, high water tables, and variable water quality. They offer prompt service and clear communication about needed repairs or system upgrades.

Services: Pump installation and replacement, pressure tank service, well system repairs, maintenance, troubleshooting

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Coast Range Equipment & Repair

Contact: Larry Whitehurst
Address: 330 NE 1st St., Newport, OR 97365
Phone: 541-265-4465

Why I recommend them: As a local Newport business, Coast Range Equipment & Repair has decades of experience with Central Oregon Coast wells. Larry Whitehurst knows the area's geological conditions, common well issues, and effective solutions. Their local presence means faster response times and familiarity with neighborhood well characteristics.

Services: Well pump service and repair, pressure system maintenance, equipment repair, local expertise

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Jones Drilling & Pumps

Address: 29400 Santiam Hwy, Lebanon, OR
Phone: 541-367-2560
Alt Phone: 541-451-2686
Website: www.jonesdrillingandpump.com

Why I recommend them: Jones Drilling & Pumps is a full-service well company capable of handling everything from new well drilling to pump installation and repairs. Their comprehensive capabilities mean they can solve complex well problems, including drilling deeper wells or completely new wells when needed. They have experience throughout the region and understand coastal well challenges.

Services: Well drilling, pump installation, well deepening, repairs, complete well systems, consultation

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Stutzman Services

Location: Philomath, OR
Phone: 541-928-8942
Website: www.stutzmanservices.com

Why I recommend them: Stutzman Services brings professional expertise in well systems, water treatment, and ongoing maintenance. They're particularly knowledgeable about water quality issues and treatment solutions—valuable when dealing with iron, hardness, or pH problems common in coastal wells. Their service approach emphasizes education and helping homeowners understand their well systems.

Services: Well pump service, water treatment systems, filtration and softening, system maintenance, water quality solutions

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5E Pump and Well Service

Phone: 541-913-5951
Email: [email protected]
Website: www.5epumpandwellservice.com

Why I recommend them: 5E Pump and Well Service provides reliable pump and well system service with attention to customer needs and clear communication. They handle both emergency repairs and planned maintenance, understanding that well system failures can't wait. Their responsive service and fair pricing make them a good choice for well system needs.

Services: Pump service and replacement, well system repairs, emergency service, pressure system maintenance

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Corvallis Drilling Co Inc

Location: Corvallis, Oregon
Phone: Contact via website
Website: www.corvallisdrillingco.com
Service Area: Willamette Valley (Cottage Grove to Salem) and Coast Range (Florence to Tillamook)

Why I recommend them: Corvallis Drilling Co has been in business for over 43 years and is a third-generation well-drilling family company. With over 60 years of combined drilling experience among their professionals, they maintain the high standards set by founder Curley Kinney in 1968: "Call the rest, then get the best!" They provide comprehensive drilling services from domestic water wells to well cleaning and disinfecting. Their extensive service area includes the Oregon Coast from Florence to Tillamook, making them an excellent choice for Lincoln County properties. They offer free on-site estimates and supply quality, honest services backed by decades of experience.

Services: Domestic water well drilling, commercial and industrial wells, irrigation wells, well head repairs, well cleaning and disinfecting, monitoring wells, free on-site estimates

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Sippel Well Drilling, Inc

Location: Salem, Oregon
Website: www.sippelwelldrilling.com
Division: Sippel Water Care (water treatment)

Why I recommend them: The Sippel family has been involved in the ground water industry for over 30 years, evolving from a well drilling service into a full water systems service company. This means they offer complete solutions "from the ground to your tap" with one company. Their trained technicians handle everything from emergency well pump repairs to annual service. Through their Sippel Water Care division, they have Oregon licensed installers and Water Quality Association trained specialists who can address water quality issues common on the coast—water softeners for hardness, iron filters for staining, and sulfur filters for odors. They provide free on-site water analysis to find the right treatment solution for your needs.

Services: Well drilling, emergency well pump repair, annual pump service, water treatment systems, water softeners, iron filters, sulfur filters, free on-site water analysis

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Mainline Pump Service

Service Area: Oregon Coast region

Why I recommend them: Mainline Pump Service provides reliable well pump installation, repair, and maintenance services for coastal properties. They understand the unique challenges of Oregon Coast wells and provide responsive service when you need it most.

Services: Well pump installation and repair, system maintenance, troubleshooting

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Choosing the Right Well Professional

All of these providers are experienced with Oregon wells. When choosing, consider:

1. Type of service needed: Testing, repairs, drilling, or treatment
2. Location: Travel distance may affect response time and costs
3. Scope of capabilities: Some specialize in specific services
4. Emergency availability: Important for pump failures
5. References and reviews: Check their reputation
6. Local knowledge: Lincoln County-based providers know coastal conditions intimately

For real estate transactions: Ensure your testing lab is Oregon Health Authority accredited for required testing.

My commitment: I can help you coordinate well testing and inspections throughout the buying or selling process, from understanding test results to negotiating repairs.

Common Well Problems and Solutions

Problem: Pressure drops or fluctuates

Possible causes: Failing pressure tank, waterlogged tank, faulty pressure switch, pump issues Solution: Replace pressure tank ($300-$800) or switch ($100-$300), or service pump

Problem: Water runs out during use

Possible causes: Low well yield, failing pump, undersized pressure tank Solution: Install larger pressure tank, add storage tank, reduce water usage, or drill deeper/new well

Problem: Brown or rust-colored water

Possible causes: High iron, disturbed sediment, corroding pipes Solution: Install iron filter ($800-$2,000), flush system, or replace corroded pipes

Problem: Sulfur smell (rotten egg odor)

Possible causes: Hydrogen sulfide gas, bacteria in well or water heater Solution: Shock chlorinate well, replace water heater anode rod, or install treatment system

Problem: Salty taste

Possible causes: Saltwater intrusion, high mineral content Solution: Deepen well, drill new well further inland, or install reverse osmosis system

Problem: Black staining

Possible causes: High manganese Solution: Manganese filter ($1,000-$2,500) or oxidizing system

Problem: Green staining (copper pipes)

Possible causes: Acidic water (low pH) Solution: pH neutralization system ($500-$1,500)

Problem: Bacteria contamination

Possible causes: Surface water infiltration, poor well seal, contamination from septic or livestock Solution: Shock chlorinate, repair well seal, investigate contamination source, retest

When to Consider Connecting to City Water

If your property has access to municipal water, consider connecting if:

Well has chronic problems:

• Repeated contamination issues
• Inadequate flow or capacity
• Saltwater intrusion
• Expensive treatment needed
• Aging well needing replacement

Cost comparison:

• Connection fee: $5,000-$15,000+ (varies by location and distance)
• Monthly water bill: $30-$100+
• No more well maintenance costs
• No testing requirements
• Reliable unlimited water

Property value:

• City water often preferred by buyers
• May increase property marketability
• Simplifies future sales
• Eliminates well disclosure issues

Consult with:

• Local water district about availability and costs
• Your accountant about financial analysis
• Your realtor about impact on property value

Final Thoughts: Well Water Can Be Excellent

Private wells shouldn't scare you away from properties—many provide excellent water quality and reliable service for decades. The keys are:

1. Proper testing during the purchase process
2. Understanding what you're buying
3. Budgeting for maintenance
4. Working with qualified professionals
5. Following Oregon's requirements

In my 20 years of Oregon Coast real estate, I've helped countless families successfully purchase properties with private wells. With proper due diligence and expert guidance, well water properties can be wonderful homes with the added benefit of water independence.

The Oregon Coast offers incredible properties—many with excellent private wells providing pure, reliable water. Understanding the testing, inspection, and maintenance requirements protects your investment and ensures your family's health and safety.

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Ready to Explore Oregon Coast Properties?

Whether you're considering a property with a private well or want to understand your options, I'm here to guide you through every aspect of the transaction. With hundreds of successful sales and deep knowledge of Lincoln County properties, I ensure my clients make informed decisions and avoid costly surprises.

Contact Audra's Coast Homes today:

• Visit: www.audrascoasthomes.com
• Phone: 541-270-3909

Let's find your perfect Oregon Coast property—with confidence in every system, including your water source!

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Frequently Asked Questions

Q: How much does well water testing cost?
A: Required testing (bacteria, arsenic, nitrates) typically costs $100-$150. Comprehensive testing including additional contaminants runs $200-$400. Flow testing costs $300-$600. Consider this a small investment relative to property value.

Q: Can I drink water from a private well?
A: Yes, if properly tested and meeting health standards. Many private wells provide excellent drinking water. Regular testing ensures ongoing safety. Treatment systems can address any quality issues found.

Q: What if my well test shows bacteria?
A: The well should be shock chlorinated (disinfected) and retested. If bacteria persists, investigate the source—faulty well seal, surface water intrusion, or nearby contamination. Most bacteria issues can be resolved. Ongoing problems may require well repairs or treatment systems.

Q: How long do wells last?
A: A properly constructed and maintained well can last 30-50+ years or more. The well casing and bore hole are very durable. Components like pumps (15-25 years) and pressure tanks (10-15 years) need periodic replacement, but the well itself is long-lasting.

Q: What's considered adequate well flow?
A: Minimum acceptable is 3-5 GPM (gallons per minute). Comfortable for most families is 6-10 GPM. Ideal is 10+ GPM. Consider both flow rate and recovery time—a well that produces 5 GPM but recovers quickly may be adequate with water conservation awareness.

Q: Should I get a well inspection even if the seller's test shows good water?
A: Absolutely. Conduct your own independent testing and flow test. Water quality can change, testing procedures matter, and you need current information. Never rely solely on seller's testing—it's your health and investment at stake.

Q: What if my well has high arsenic?
A: Treatment systems (reverse osmosis, specialized filters) can effectively remove arsenic. Systems cost $1,000-$3,000+ with ongoing filter replacement. Some buyers request seller install treatment or provide credit. High arsenic is manageable but requires ongoing treatment.

Q: Can I add a bathroom if I have a well?
A: Depends on well capacity. Your well flow test and recovery rate determine if you have adequate water. Adding fixtures increases demand. Consult with well professionals before planning additions. May need upgraded pressure tank or water storage.

Q: Do I need to register my well if buying a property that already has one?
A: Yes, Oregon requires well registration at property transfer if not already registered. This is typically buyer's responsibility per standard real estate forms. Registration provides official well ID and links well to property records.

Q: What's the difference between well water and city water costs?
A: Well water has no monthly bill but requires periodic maintenance ($200-$400 annually), testing, and eventual equipment replacement ($2,000-$4,000 every 15-20 years). City water has monthly bills ($30-$100+) but no maintenance responsibility. Long-term costs are often similar, but well water provides independence.

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Disclaimer: This guide provides general information about well water testing and private wells in Oregon. It does not substitute for professional testing, water quality analysis, or expert consultation. Well regulations, testing requirements, and best practices may change. Always work with licensed professionals and verify current requirements with the Oregon Health Authority and Oregon Water Resources Department.

About the Author:
Audra has been helping families find their dream homes on the Oregon Coast for 20 years. With hundreds of successful transactions and deep local market knowledge, she guides buyers and sellers through every aspect of the real estate journey—including navigating private well properties. Her commitment to client education and protection has made her a trusted advisor throughout Lincoln County, especially for properties with private wells and unique water systems.