If you're shopping for a home in the Mat-Su Valley, there's a good chance it has a private well and septic system instead of city water and sewer. That's normal here, especially outside Wasilla and Palmer city limits, and it's nothing to be afraid of. You just need to know what to check.
Why so many Valley homes have a well and septic
Much of the Matanuska-Susitna Borough is rural, and public water and sewer only reach parts of the larger towns. Out in Big Lake, Houston, Willow, Sutton and the outskirts of Palmer and Wasilla, almost every home is on its own system. Taken care of, both can last for decades.
What to check on the well
- Water quantity: Ask for a flow test to see how many gallons per minute the well produces. It affects everything from showers to laundry day.
- Water quality: Test for bacteria, and ask your inspector or lender what else is recommended for the area. Some Valley wells need filtration or treatment.
- Well log: The well log shows depth, when it was drilled and static water level. Ask the seller for it early.
- Equipment: Pressure tank, pump age and any treatment systems should all be looked at.
What to check on the septic
- A septic inspection: A qualified inspector should look at the tank and drain field. Lenders often require one.
- Pumping records: When was it last pumped? Regular pumping is a good sign it's been cared for.
- Size vs. bedrooms: Make sure the system fits the size of the home, especially if bedrooms were added later.
- Permits and as-builts: Ask whether there's paperwork showing where the system is and when it was installed.
Financing and your well and septic
VA, FHA, USDA and conventional loans can each have their own well and septic requirements, such as water testing or distance between the well and drain field. Your lender will tell you exactly what's needed, and it's much easier to plan for it on day one than to find out a week before closing.
Selling a home with a well and septic?
Pull together your well log, recent water tests and septic pumping or inspection records before you list. Buyers feel more confident, and it can help keep your sale on schedule.
The bottom line
A well and septic is part of Valley living. Get good inspections, ask the right questions, and you'll know exactly what you're buying. If you're looking at homes in the Mat-Su, I'm happy to help you work through it.