Here the septic system is minimum 100 feet from the well. The overall plan sounds to me to be about as good as possible considering the particular circumstances. At the risk of sounding gross, we are all exposed to bacteria all the time. There are many kinds of e-coli. Farm workers generally build up an immunity and I suspect that most of us with wells have acquired an immunity to whatever is in our water. My Mother-in-law is age 92 and lives in the house where her family moved when she was 6 months old- well water from shallow well.

That is a very common situation with vacant properties or properties where only one person living in the house, especially with older wells. They can shock the well and usually clear up that problem and once it's running regularly, you'd be all set. I had the situation with my current house I bought a few years ago. It was occupied by an elderly lady alone and the well was very contaiminated. It was shocked twice and tested twice and still it didn't pass. It was a shallow artesian well but had runoff from surrounding properties running across the top and the top of the well was exposed several inches and water was going into the well, which was the apparant source of the contamination. Because it was spring the ground was way to wet to get a backhoe in to cover it back up and see if it could again be shocked, I relented and spent the cash for the new well. If I didn't, I would never have been able to get financing. I think if it hadn't been for the runoff problem, the well would have been fine. $6000 later... LOL. By the way, your price for the septic seems great, get it done. If you have to well, you'll be all set for a long time. Think of it as an investment in the house that you'll only have to once. If it's a fixer, like mine, it's way worth it in the end, in my opinion.

yes, I agree on all points. the biggest concern I guess is to find the source of the e-coli. If a new well is required, I agree it is peace of mind and maintenance free for a good long while.(probably the only thing that will be on the property.) We are fortunate that the sellers are willing to adjust pricing as we are finding these "surprises" that were not disclosed on the condition report. The property in this particular area is appreciating at breakneck pace so it will hopefully be worth it in the end.

I'd get a couple of other estimates on the septic. Until you've done perc tests and know what type of soil you actually have, you won't know what type of septic is required. Here they can range from 5K to 50K, if one has really bad soil. A "ballpark" from some one who hasn't done soil tests is meaningless. Poor soil drainage or excessive drainage, both add to the costs of the system, which can, in some cases, require extensive engineering and earth moving.

I agree that shocking the well (and also the entire water system) may lower your E. coli. This is a common practice, and though potential buyers are made nervous, most times it solves the problem. However, once you've done it and time or so, if you're stilling getting unsatisfactory test results, it's time to assume that the problem isn't due to an unused water system. I would then start to look at contamination issues. Surface contamination (run-off or lack of sealing at the top of the well) can be remedied fairly easily. Sub-surface contamination is much more difficult because the solution may not be on your property. In those circumstances drilling a new well would be in order. Here again, the costs can vary, a lot, and you won't know till you're done, so budget for the most expensive possibility. Another problem with deeply drilled wells is sometimes the water quality is not so hot, safe to drink, but hard or sulphurous. I'd be asking the neighbors how their water is.

In my area (NY), wells must be 100 feet from the fartherest extension of the septic field and its expansion area, unless, due to topography or other factors, the septic is higher up a slope than the well. In that case you need 200 feet of separation. A well usually is described as having an "exclusion" zone around it in all directions.

BTW, you may find that you have problems getting a mortgage without potable water and approved, functioning, sanitary facilities, and you may not even be able to close without them, even if you don't need a mortgage.

Molly~

The people doing the septic are going to perk the field on Monday. The existing septic apparantly is leaking at the top of the concrete casing but they say the drain fileds on inspection look good where they are and as they are draining..perc test will confirm that. The highest end solution is double the cost of the conventional..11,500 for a mound system. Our well is drilled with a 6" diameter steel casing. Unsure how deep it is. the bank is willing to proceed w/ closing as long as work has started on septic w/ a good perc test and water tests clean.

OK, your situation is sounding better all the time.

Re septic, it sounds like you might be able to get away with pumping, cleaning or even just replacing the tank. If the field and lines are ok, you'll be able so save big bucks. If you system is a modern one, it probably already has an expansion area allotted. Who approves septic plans in your area? Chances are there are plans on file there which may help you out. Beware of having just one company do your pre-purchase testing and then telling you what remediation should be done. They could be great and totally in your interest, but they may also think you'll be under time pressure and willing to just throw money at the problem.

Good luck!
Molly~

I agree.unfortunately we are now that our rental we are in has beem rented we have 2 weeks to get it done before moving in after closing..still may have time though to get one more estimate.