Buying a home with a well: FHA, VA and USDA rules
FHA spells out when a well must be tested, who may take the sample, how far the well must be from a septic system and how old the report may be. USDA leaves it to the lender to confirm the water is safe. Here is each rule with its source.
The rules side by side
A summary of the sections below. Lenders can ask for more than the minimum, so confirm the list with the loan officer early.
| Loan | Is a well water test required? | Who takes the sample | Distance rules | Source |
|---|---|---|---|---|
| FHA | For new construction, appraiser-reported problems, water known or reported unsafe, and homes near dumps, landfills, industrial sites or farms. Report no more than 180 days old at funding. | A disinterested third party: health authority, commercial lab, licensed sanitary engineer or another party the health authority accepts. Never the buyer or owner. | Existing homes: 10 ft to the property line, 50 ft to a septic tank, 100 ft to a drain field (75 ft if local rules allow). Larger local distances prevail. | HUD 4000.1 |
| VA | We could not read VA's current handbook, so we state no VA rule. Ask the lender and the VA appraiser. | Ask the lender. | Ask the lender. | VA Lender's Handbook |
| USDA | The lender must find a private system adequate, safe and code compliant; USDA may require an inspection. | Not set in the rule. | Not set in the rule. | 7 CFR 3555.201 |
Sources: HUD Handbook 4000.1; 7 CFR 3555.201
FHA: when a well test is required
FHA requires a well water test for new construction, when the appraiser reports well or water problems, when water is known or reported unsafe, or near dumps, landfills, industrial sites or farms.
The FHA appraiser must require a test or inspection in cases such as nearby intensive farming, a nearby gas station or landfill, or water with an unusually objectionable taste, smell or appearance.
HUD's FHA handbook says well water must meet the local health authority's requirements, or EPA standards where there are no local or state standards.
FHA requires a well water test for every newly constructed property.
Source: HUD Handbook 4000.1 (FHA)
FHA: who takes the sample, and how old it may be
For FHA, the sample must be collected and transported by a disinterested third party, such as the health authority or a lab, never the buyer or owner.
The FHA handbook says the sample must be collected and tested by the local health authority, a commercial testing lab, a licensed sanitary engineer, or another party the local health authority accepts.
The lender must get a valid water test from the local health authority or a lab qualified to test water in that state or locality.
The FHA handbook says that when a well test is required, the report may be no more than 180 days old on the day the loan funds.
Source: HUD Handbook 4000.1 (FHA)
FHA: how far the well must be from a septic system
For existing homes, the FHA handbook lists minimum distances from the well of 10 feet to the property line, 50 feet to a septic tank and 100 feet to a drain field. Larger local distances prevail.
For existing homes, the well to drain field distance can be reduced to 75 feet if the local authority allows it.
The FHA handbook says local distance requirements prevail when they are greater than FHA's.
For new construction, the FHA table sets 100 feet from a seepage pit or cesspool.
For new construction, the FHA table sets 100 feet from an absorption field.
For new construction, the FHA table sets 25 feet from chemically poisoned soil (15 feet where clay, hardpan or rock protects the surface).
For new construction, the FHA table sets 50 feet from a dry well.
| From the well to | Existing home | New construction |
|---|---|---|
| Property line | 10 ft | 10 ft |
| Septic tank | 50 ft | 50 ft |
| Drain field or absorption field | 100 ft (75 ft if local authority allows) | 100 ft |
| Seepage pit or cesspool | not listed | 100 ft |
| Chemically poisoned soil | not listed | 25 ft (15 ft with clay, hardpan or rock) |
| Dry well | not listed | 50 ft |
Source: HUD Handbook 4000.1 (FHA)
FHA: water flow, pressure tank and water sources
For existing homes, the FHA handbook requires the well to deliver a continuous flow of at least three gallons per minute.
The FHA handbook says a pressure tank of at least 42 gallons must be provided, or a device that delivers as much water between pump cycles.
The FHA handbook says a home whose water source includes a mechanical chlorinator, or is served by springs, lakes, rivers, sand-point or artesian wells, is not eligible.
For new construction, FHA requires a well to deliver five gallons per minute over at least four hours, with lead-free piping.
For new construction, the lender must make sure new wells are drilled, at least 20 feet deep and cased.
Source: HUD Handbook 4000.1 (FHA)
VA loans
VA sets its well rules in its Lender's Handbook (VA Pamphlet 26-7, chapter 12, minimum property requirements). We could not read the current version: VA's site sends automated readers to a page our crawler rules do not allow, and we do not get around that.
So we state no VA well rule here. Ask your lender and the VA appraiser early which tests the water needs, who must collect the sample and how old the result may be at closing.
Source: VA Lender's Handbook index
USDA loans
USDA guaranteed loan rules (7 CFR 3555.201) accept a privately owned water system if the lender finds it adequate, safe and code compliant, and public hookup is not reasonable.
The same USDA rule says the agency may require inspections of individual or privately owned water systems.
USDA direct loan rules (7 CFR 3550.57) require existing homes to have adequate water and wastewater systems, or to be repaired with loan funds.
Sources: 7 CFR 3555.201 (USDA guaranteed loans); 7 CFR 3550.57 (USDA direct loans)
State notes for Arkansas, Missouri, Oklahoma, Tennessee and Texas
The Arkansas Department of Health says the safety of well water is the responsibility of each owner. Its lab tests private samples for personal use or when a mortgage lender requires it.
The Missouri health department offers private well testing as a public health service but not specifically for real estate deals; buyers and sellers should use a private lab.
The Oklahoma DEQ State Environmental Laboratory charges a base fee of $104 for its daycare/real estate test list (coliform and E. coli, nitrate, nitrite, lead).
For a lender-required total coliform test, TDEC points owners to their Environmental Field Office or Contract County contact.
Assured Bio Labs in Oak Ridge sells a basic water panel for FHA/VA home loans for $110.
The Texas Water Development Board points owners to commercial labs, some county health departments, some river authorities and the state health department (DSHS) for coliform bacteria testing.
Sources: Arkansas Department of Health; Missouri DHSS; ODEQ daycare and real estate test list; Tennessee TDEC; Assured Bio Labs FHA/VA water panel; Texas Water Development Board
Beyond the water test: the well itself
The Minnesota Department of Health says wells do not last forever and that an old well should be inspected by a licensed well contractor.
The Virginia Cooperative Extension WellCheck form has the contractor record the pressure tank pre-charge, pump cut-in and cut-out pressures, valves and the pressure switch.
EPA advises periodically inspecting the exposed parts of the well for a cracked or corroded casing, a broken or missing cap, and settling or cracked surface seals.
Sources: Minnesota Department of Health; wellwater.bse.vt.edu; U.S. EPA
Sources and dates
- HUD Handbook 4000.1 (FHA), read October 7, 2026https://www.hud.gov/sites/default/files/Housing/documents/40001-hsgh-Update-18.pdf
- 7 CFR 3555.201 (USDA guaranteed loans), read October 7, 2026https://www.govinfo.gov/content/pkg/CFR-2025-title7-vol15/xml/CFR-2025-title7-vol15-sec3555-201.xml
- 7 CFR 3550.57 (USDA direct loans), read October 7, 2026https://www.govinfo.gov/content/pkg/CFR-2025-title7-vol15/xml/CFR-2025-title7-vol15-sec3550-57.xml
- Arkansas Department of Health, read October 7, 2026https://healthy.arkansas.gov/programs-services/public-health-safety/arkansas-public-health-laboratory/water-microbiology-laboratory/
- Missouri DHSS, read October 7, 2026https://health.mo.gov/prevention/environmental-factors/private-drinking-water
- Oklahoma DEQ, read October 7, 2026https://oklahoma.gov/content/dam/ok/en/deq/documents/lab/SELSD-SD-008-R4%20Lab%20Services%20Fee%20Schedule%20FY27.pdf
- Tennessee TDEC, read October 7, 2026https://www.tn.gov/environment/program-areas/wr-water-resources/water-quality/well-water.html
- assuredbio.com, read October 7, 2026https://assuredbio.com/water-analysis/
- Texas Water Development Board, read October 7, 2026https://www.twdb.texas.gov/groundwater/data/doc/Well_Water_Testing.pdf
- Minnesota Department of Health, read October 7, 2026https://www.health.state.mn.us/communities/environment/water/docs/wells/construction/handbook.pdf
- wellwater.bse.vt.edu, read October 7, 2026https://www.wellwater.bse.vt.edu/files/well-checklist.pdf
- U.S. EPA, read October 7, 2026https://www.epa.gov/privatewells/protect-your-homes-water
- VA Lender's Handbook index (not readable by our crawler), read October 6, 2026https://www.benefits.va.gov/warms/pam26_7.asp
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Find a licensed well proCommon questions
Does an FHA loan require a well water test?
FHA requires a well water test for new construction, when the appraiser reports well or water problems, when water is known or reported unsafe, or near dumps, landfills, industrial sites or farms. FHA requires a well water test for every newly constructed property.
How old can an FHA well water test be?
The FHA handbook says that when a well test is required, the report may be no more than 180 days old on the day the loan funds.
Can the seller or buyer take the well water sample?
No, not for FHA. For FHA, the sample must be collected and transported by a disinterested third party, such as the health authority or a lab, never the buyer or owner.
How far must a well be from a septic tank for FHA?
For existing homes, the FHA handbook lists minimum distances from the well of 10 feet to the property line, 50 feet to a septic tank and 100 feet to a drain field. Larger local distances prevail. For existing homes, the well to drain field distance can be reduced to 75 feet if the local authority allows it.
Does a USDA loan require a well inspection?
USDA guaranteed loan rules (7 CFR 3555.201) accept a privately owned water system if the lender finds it adequate, safe and code compliant, and public hookup is not reasonable. The same USDA rule says the agency may require inspections of individual or privately owned water systems.
What are the VA well water rules?
We could not read VA's current Lender's Handbook, so we do not state a VA rule. Ask your lender and the VA appraiser which tests the water needs and how old the result may be.
Related site: Is the home on a septic system too? The tank and drain field are inspected separately from the well. What a septic inspection covers on SepticNear, our sister directory.