Private Wells, the 90-Day Rule, and Who Can Test
VA Water Test Requirements: Private Wells, the 90-Day Rule and Who Can Test
If the property has an individual water supply, the water quality must meet the requirements of the health authority having jurisdiction, with the EPA as the fallback standard. A disinterested third party must collect and transport the sample. You cannot handle it at any point. Results are valid for 90 days from the health authority's certification date.
Next step:
Have a VA Loan Officer Review Your Water Requirements
Your Water Test Checklist
Who Needs Testing
- Individual water supply. On a purchase or cash-out refinance, any property with a private well, shared well, cistern, spring, or other non-public water source must have the water tested.[VA Pamphlet 26-7] · Ch. 12, Topic 16a; Ch. 6, Topic 4
- Public water. Properties on a municipal water system do not require an individual water test.[VA Pamphlet 26-7] · Ch. 12, Topic 15a
- Community system. A system run by a private corporation or HOA requires health authority approval and documentation, not necessarily a separate test.[VA Pamphlet 26-7] · Ch. 12, Topic 19
- IRRRL. An Interest Rate Reduction Refinancing Loan does not require an appraisal, so water testing is not triggered.[VA Pamphlet 26-7] · Ch. 6, Topic 4
Who Collects the Sample
- Disinterested third party only. The sample must be collected and transported by a party with no financial interest in the transaction.[VA Pamphlet 26-7] · Ch. 12, Topic 16b
- Acceptable parties. The local health authority, a commercial testing laboratory, a licensed sanitary engineer, or another party acceptable to the health authority.[VA Pamphlet 26-7] · Ch. 12, Topic 16b
- You cannot touch it. At no time will the Veteran or other interested party collect or transport the sample.[VA Pamphlet 26-7] · Ch. 12, Topic 16b
- Includes transport. The third-party requirement covers both collecting and transporting the water from the source to the lab.[VA Pamphlet 26-7] · Ch. 12, Topic 16b
How Long Results Last
- 90 days from certification. Water quality test results are valid for 90 days from the date certified by the local health authority.[VA Pamphlet 26-7] · Ch. 12, Topic 16f
- Local authority may differ. If the local health authority specifies a different validity period, that period applies instead of the 90-day default.[VA Pamphlet 26-7] · Ch. 12, Topic 16f
- Certification date. The 90-day clock starts from the date the health authority certifies the results.[VA Pamphlet 26-7] · Ch. 12, Topic 16f
- Seller's test can work. An existing test from the seller is usable if it was certified within 90 days and the sample was collected by a qualified third party.[VA Pamphlet 26-7] · Ch. 12, Topics 16b, 16f
What the Water Must Pass
- Health authority standard. The water must meet the requirements of the health authority having jurisdiction over the property's location.[VA Pamphlet 26-7] · Ch. 12, Topic 16a
- EPA as fallback. If the local authority does not have specific requirements, the EPA guidelines apply.[VA Pamphlet 26-7] · Ch. 12, Topic 16a
- No national VA panel. The VA does not publish a universal list of contaminants. What gets tested depends on the local jurisdiction.[VA Pamphlet 26-7] · Ch. 12, Topic 16a (health authority sets standard)
- Safe and potable. The property must have a continuous supply of safe and potable water for drinking, bathing, showering, and sanitary uses.[VA Pamphlet 26-7] · Ch. 12, Topic 15a
Top questions before you dig in
Does every VA loan need a water test?
Can you collect the water sample yourself?
How long is a water test valid, and can you use the seller's test?
The Bottom Line Up Front
If the property has an individual water supply, the water must pass the local health authority's standard before the VA loan closes. This applies to purchase loans and cash-out refinances, both of which require an appraisal.
All testing must be performed by a disinterested third party, including sample collection and transport.[VA Pamphlet 26-7] · Ch. 12, Topic 16b Results are valid for 90 days from the health authority's certification date.[VA Pamphlet 26-7] · Ch. 12, Topic 16f Shared wells require additional documentation: a permanent easement and a recorded well-sharing agreement with cost-of-repair provisions binding on successors.[VA Pamphlet 26-7] · Ch. 12, Topic 18a Unusual sources like cisterns, springs, and rainwater catchment require the Veteran to sign a written acknowledgment.[VA Pamphlet 26-7] · Ch. 12, Topic 16c
Which Water Sources Require Testing
The VA requirement turns on the type of water supply. Chapter 12 of the VA Lender's Handbook addresses five categories, each with different requirements.
| Water Source | Testing Required? | Key Requirement |
|---|---|---|
| Public or municipal | No | No individual test. If public water is available and the local authority mandates connection, the appraisal is "subject to" connection.[VA Pamphlet 26-7] · Ch. 12, Topic 15g |
| Community system (private corporation or HOA) | Health authority approval | The lender must obtain evidence of approval by the local or state health authority. The appraiser notes the system in the appraisal.[VA Pamphlet 26-7] · Ch. 12, Topic 19 |
| Private well (individual) | Yes | Water quality must meet the health authority's standard. Tested by a disinterested third party.[VA Pamphlet 26-7] · Ch. 12, Topic 16a |
| Shared well (two or more properties) | Yes, plus documentation | Same testing as a private well, plus permanent easement and recorded well-sharing agreement.[VA Pamphlet 26-7] · Ch. 12, Topics 16a, 18a |
| Cistern or holding tank | Yes, plus written acknowledgment | Testing required. Veteran must acknowledge the source in writing.[VA Pamphlet 26-7] · Ch. 12, Topic 16c |
| Spring, lake, or river | Yes, plus written acknowledgment | Testing required. Veteran must acknowledge the source in writing.[VA Pamphlet 26-7] · Ch. 12, Topic 16c |
| Sand-point or artesian well | Yes, plus written acknowledgment | Testing required. Veteran must acknowledge the source in writing.[VA Pamphlet 26-7] · Ch. 12, Topic 16c |
| Rainwater catchment | Yes, plus written acknowledgment | Testing required. Veteran must acknowledge the source in writing.[VA Pamphlet 26-7] · Ch. 12, Topic 16c |
Before You Order a Test
- Confirm the water source type with the listing agent or seller before scheduling.
- Contact the local health authority to learn which contaminants their panel includes and whether they set a validity period different from the 90-day default.
- Hire a disinterested third party to collect and transport the sample. If you, the seller, or the agent touches it, the test does not count.[VA Pamphlet 26-7] · Ch. 12, Topic 16b
- Schedule the test so the certification date falls within 90 days of your expected closing.[VA Pamphlet 26-7] · Ch. 12, Topic 16f
- If the seller has a recent test, confirm it was collected by a qualified party and check the certification date against your closing timeline.
Who Can Collect the Sample
The VA Lender's Handbook is specific about who handles the water sample. "All testing must be performed by a disinterested third party. This includes collecting and transporting the water sample from the water supply source."[VA Pamphlet 26-7] · Ch. 12, Topic 16b, verbatim
The handbook names four types of acceptable collectors:
- The local health authority
- A commercial testing laboratory
- A licensed sanitary engineer
- Another party that is acceptable to the local health authority[VA Pamphlet 26-7] · Ch. 12, Topic 16b
"At no time will the Veteran or other interested party collect and/or transport the sample."[VA Pamphlet 26-7] · Ch. 12, Topic 16b, verbatim This means the buyer, the seller, a real estate agent, or anyone else with a financial interest in the transaction cannot collect or carry the sample. If they do, the test result does not satisfy the VA requirement and a new sample must be collected by a qualified party.
How Long a Result Is Valid
"Water quality test results are valid for 90 days from the date certified by the local health authority unless the local authority indicates otherwise."[VA Pamphlet 26-7] · Ch. 12, Topic 16f, verbatim
The 90-day clock starts from the date the health authority certifies the results. If the health authority certifies on day five, the 90 days begins on day five. On a purchase where closing is expected 60 days from the certification, the results will have 30 days of remaining validity at the table.
If the local health authority specifies a shorter or longer validity period, that period replaces the 90-day default. Ask the lender which local standard applies to the property.
Using the Seller's Existing Test
A water test ordered and paid for by the seller can satisfy the VA requirement if two conditions are met: the sample was collected and transported by a disinterested third party, and the certification date falls within 90 days of closing. If either condition fails, a new test is needed.
Shared Wells
"A shared well refers to a well that serves two or more properties."[VA Pamphlet 26-7] · Ch. 12, Topic 18a, verbatim Shared wells carry the same water quality testing requirements as individual wells, plus three additional documentation requirements.
The shared well must be:[VA Pamphlet 26-7] · Ch. 12, Topic 18a
- Capable of providing a continuing supply of safe and potable water to each property simultaneously, so that each dwelling has a sufficient quantity for all domestic purposes
- Protected by a permanent easement that allows for maintenance and repair
- Maintained under a well-sharing agreement containing provisions for the cost of repairs that is binding on the signatory parties and successors in title and has been recorded in public records
The appraiser must report that the property is served by a shared well and note any readily apparent deficiencies.[VA Pamphlet 26-7] · Ch. 12, Topic 18b The lender must obtain the shared well agreement and review it to determine eligibility.[VA Pamphlet 26-7] · Ch. 12, Topic 18c
Unusual Water Sources
The handbook lists specific water sources that trigger a written acknowledgment from the Veteran in addition to the standard water quality test. "The appraiser must comment in the appraisal and the Veteran must acknowledge awareness in writing" when the water is:[VA Pamphlet 26-7] · Ch. 12, Topic 16c
- Supplied by dug wells, cisterns, or holding tanks used in conjunction with water purchased and hauled to the site
- Provided with a mechanical chlorinator
- Provided through springs, lakes, rivers, sand-point or artesian wells
- Supplied with a rainwater catchment system[VA Pamphlet 26-7] · Ch. 12, Topic 16c, verbatim list
The acknowledgment does not disqualify the property. It ensures the Veteran understands the nature of the water supply before committing to the purchase.
Treatment Systems and Filtration
If the property has a water filtration or treatment system, the Veteran must sign a separate written acknowledgment. The handbook language is specific: the Veteran must acknowledge "that the water must be continuously treated as required by the local health authority to be considered safe for human consumption and for this to be effective, the system must be inspected and maintained to include filter replacements per the manufacturers' recommendations."[VA Pamphlet 26-7] · Ch. 12, Topic 16d, verbatim
For properties where public water must be filtered due to lead contamination, "proper mitigation of lead contaminated water must include a central filtering system which filters all water that could serve the property's occupants."[VA Pamphlet 26-7] · Ch. 12, Topic 15d, verbatim A point-of-use filter at a single faucet does not satisfy this requirement when the contamination affects the supply line.
Water Test Versus Well Inspection
A water quality test and a well inspection are different evaluations. The VA requires the water quality test (a lab analysis of a water sample against the health authority's standard). The VA does not require a well inspection (a physical evaluation of the well structure, pump, pressure tank, and supply lines).
Chapter 12 addresses water quality testing (Topic 16) but does not mention well inspections. The two should not be confused: the water quality test is a lab analysis confirming the water is safe to drink, while a well inspection evaluates whether the well equipment is in working condition.
Failed Test, Retest, and Clearance
If the water quality test fails the health authority's standard, the property does not meet VA minimum property requirements until the issue is resolved and a new test confirms the water is safe.[VA Pamphlet 26-7] · Ch. 12, Topics 15a, 16a
The remediation method depends on what the test found and what the health authority requires. The VA does not prescribe specific remediation steps. After remediation, a new water sample must be collected by a disinterested third party, tested, and certified. The new certification date starts a fresh 90-day validity window.[VA Pamphlet 26-7] · Ch. 12, Topics 16b, 16f
If the water cannot be brought into compliance, the property does not meet MPRs and the VA loan cannot proceed on that property in its current condition.
The Closing Workflow
- The appraiser identifies the water source type during the appraisal and reports it.[VA Pamphlet 26-7] · Ch. 12, Topic 15b
- If the property has an individual water supply, the Staff Appraisal Reviewer conditions the Notice of Value (NOV) for a water quality test.[VA Pamphlet 26-7] · Ch. 12, Topic 15b
- A disinterested third party collects and transports the water sample.[VA Pamphlet 26-7] · Ch. 12, Topic 16b
- The sample is tested against the health authority's standard, or the EPA standard if the local authority has no specific requirements.[VA Pamphlet 26-7] · Ch. 12, Topic 16a
- If the test passes, the report goes to the lender and the NOV condition is cleared.
- If the test fails, the issue is remediated and the water is retested. The new result must be certified within 90 days of closing.[VA Pamphlet 26-7] · Ch. 12, Topic 16f
- For shared wells, the lender also obtains and reviews the well-sharing agreement.[VA Pamphlet 26-7] · Ch. 12, Topic 18c
- For unusual sources, the Veteran signs the written acknowledgment.[VA Pamphlet 26-7] · Ch. 12, Topic 16c
- For properties with a filtration system, the Veteran signs the treatment acknowledgment.[VA Pamphlet 26-7] · Ch. 12, Topic 16d
What to Send the Lender
The specific documents depend on the water source type. Here is a checklist of what the lender needs.
- Every individual water supply: The water quality test report certified by the health authority, showing the test was performed by a disinterested third party and the results meet the applicable standard[VA Pamphlet 26-7] · Ch. 12, Topics 16a, 16b
- Shared wells (add to the above): The permanent easement and the recorded well-sharing agreement, which the lender reviews for eligibility[VA Pamphlet 26-7] · Ch. 12, Topics 18a, 18c
- Unusual sources (add to the above): The Veteran's signed written acknowledgment of the water source type[VA Pamphlet 26-7] · Ch. 12, Topic 16c
- Filtration or treatment systems (add to the above): The Veteran's signed acknowledgment of continuous treatment and maintenance requirements[VA Pamphlet 26-7] · Ch. 12, Topic 16d
- Community systems: Evidence of health authority approval of the community water facilities[VA Pamphlet 26-7] · Ch. 12, Topic 19d
Well-to-Septic Distance
The VA Lender's Handbook requires the appraiser to "be familiar with the minimum distance requirements between private wells and sources of pollution" but does not set a national distance number. "The appraiser is not required to sketch or note distances between the well, property lines, septic tanks, drain fields, or building structures."[VA Pamphlet 26-7] · Ch. 12, Topic 16e, verbatim The distance standard comes from the state or county health department, not the VA. For the full septic system requirements, see VA Septic System Requirements.
Frequently Asked Questions
What does the water test check for?
The specific contaminants depend on the local health authority's requirements. The VA does not publish a universal contaminant panel. If the local authority has no specific requirements, the EPA guidelines apply as the fallback standard.[VA Pamphlet 26-7] · Ch. 12, Topic 16a
What happens if the water test fails?
The property does not meet VA minimum property requirements until the issue is corrected. After remediation, a new sample must be collected by a disinterested third party, tested, and certified. The new result must be within the 90-day validity window at closing. If the water cannot be brought into compliance, the VA loan cannot proceed on that property.[VA Pamphlet 26-7] · Ch. 12, Topics 16a, 16b, 16f
Do shared wells, cisterns, springs, and rainwater catchment qualify for VA financing?
Yes, with additional requirements. Shared wells need a permanent easement and a recorded well-sharing agreement with cost-of-repair provisions binding on successors. Cisterns, springs, sand-point and artesian wells, and rainwater catchment require the Veteran to sign a written acknowledgment. All of these sources must still pass the water quality test.[VA Pamphlet 26-7] · Ch. 12, Topics 16c, 18a
Does a property with a filtration system need any extra documentation?
Yes. The Veteran must acknowledge in writing that the water requires continuous treatment per the local health authority's standard, and that the filtration system must be inspected and maintained including filter replacements per the manufacturer's recommendations.[VA Pamphlet 26-7] · Ch. 12, Topic 16d
Do you need a water test for an IRRRL?
No. An IRRRL does not require an appraisal. Since water testing is conditioned on the appraisal and NOV process, it is not triggered on an IRRRL. A cash-out refinance does require an appraisal, so water testing applies to cash-out loans on properties with an individual water supply.[VA Pamphlet 26-7] · Ch. 6, Topic 4
Who pays for the water test?
Chapter 12 of the VA Lender's Handbook does not address who pays for water testing or remediation.[VA Pamphlet 26-7] · Ch. 12 (no payment language in chapter)
Does the VA set a well-to-septic distance requirement?
No. The VA requires the appraiser to be familiar with the minimum distance requirements between private wells and sources of pollution, but does not set a national number. The distance standard comes from the state or county health department. The appraiser is not required to sketch or note distances.[VA Pamphlet 26-7] · Ch. 12, Topic 16e
Is a water test the same as a well inspection?
No. A water quality test is a lab analysis of a water sample against the health authority's standard. A well inspection is a physical evaluation of the well structure, pump, and equipment. The VA requires the water quality test on properties with an individual water supply. It does not require a well inspection.[VA Pamphlet 26-7] · Ch. 12, Topic 16a
What if public water is available but the property uses a private well?
If public water is available and the local authority mandates connection, the appraisal must be prepared "subject to" connection to the public supply.[VA Pamphlet 26-7] · Ch. 12, Topic 15g
Next step:
Have a VA Loan Officer Review Your Water Requirements
How We Researched This Article
This article is sourced from VA Pamphlet 26-7, Chapter 12 (Minimum Property Requirements), Topics 15 through 19, effective May 1, 2026, and Chapter 6, Topic 4 (IRRRL vs. Cash-Out comparison table). The handbook text was accessed through the KnowVA knowledge base on ebenefits.va.gov and verified against the local copy on September 29, 2026. Every testing rule, sampler requirement, validity period, and documentation requirement traces to a verbatim line in the handbook. The water-source table consolidates Topics 15 through 19 into a single reference. Where the handbook defers to local health authorities (contaminant panels, distance requirements, validity periods), the article states that the VA defers rather than substituting a number.