Septic, Well & Lawn Sprinkler Inspections
Outside city limits, your home is its own utility company — and I grew up around properties just like that. I evaluate the systems city inspectors never see: conventional and aerobic septic systems, well pumps and pressure tanks, and lawn sprinkler systems. If your water comes from the ground and your waste stays on the property, let's make sure it all works. (Some folks call the sprinklers an irrigation system — same thing, and yes, I check it.)
Are septic and well systems included in a home inspection?
No — those are separate, and out in the country they matter enormously. If your water comes out of the ground and your waste stays on the property, you've inherited your own private utility company, and usually nobody has explained it to you. I check septic components and basic operation on both conventional and aerobic systems, the well pump, pressure switch and pressure tank, and your lawn sprinkler zones, heads, and coverage.
- Covers
- Septic, well, lawn sprinklers
- Best for
- Rural and acreage properties
- Bundles with
- Home inspection
- Report delivered
- Within 12 hours
What This Inspection Covers
- Septic: visible components and basic operation (conventional & aerobic)
- Well: pump type, pressure switch, and pressure tank function
- Well water testing (add-on): bacteria, nitrates, nitrites, lead, copper, arsenic and radon, lab results in about 48 hours
- Water delivery performance at time of inspection
- Lawn sprinklers: zone testing, head coverage, visible leaks
Who it's for
Buyers of rural and acreage properties around Winona, Arp, Frankston, Mineola, Gilmer, and lake communities across East Texas.
Learn more about this
What You Get
✓ Bundle with a full home inspection and save
✓ Plain-English explanation of how your systems work
Ready to book?
Schedule online in about two minutes, or call or text for a fast quote — bundle pricing available.
📅 Book Your Inspection 📞 (903) 808-3898Well Water Testing
A working well and safe water are two different things. The pump can hold pressure perfectly and the water can still carry bacteria or nitrates you'd never taste. If the house runs on a private well, the only way to know what's coming out of the tap is to test it.
When you add water testing, I collect the sample at the house during the inspection and send it to an independent lab. The panel checks for:
- Bacteria
- Nitrates and nitrites
- Lead and copper
- Arsenic
- Radon
Results come back in about 48 hours, comfortably inside most option periods.
Using an FHA or VA loan?
Lenders on those loans usually require a water test on well properties, and this is the panel built for that requirement. Confirm with your lender exactly what they need before closing.
$250 as an add-on to your inspection. Bundle it with the home and septic inspection and it's all done in one visit.
What I Actually Look At
Septic and well systems are the part of a rural property most buyers have never thought about — and the part that costs the most to get wrong.
Often Booked Together
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200% Satisfaction Guarantee
Your peace of mind matters. If you're not completely satisfied at the time of the inspection, I refund your inspection fee and pay for another licensed inspector of your choice, up to the original inspection fee. I can offer that because I stand behind every single report I write. Simple as that.
Ready to Schedule Your Inspection?
Book online in about two minutes — or just call or text me and I'll get you a straight answer on price and a confirmed time. Same-week appointments are usually no problem.
📅 Book Your Inspection 📞 (903) 808-3898