Kinga Ligenza, Realtor® – The Waterfront Guru

Septic Systems & Wells

Unlike city homes, most waterfront cottages and rural properties aren’t connected to municipal water or sewer lines. Instead, they rely on septic systems for waste and private wells for water.

For many buyers, this is unfamiliar territory. Septic and well systems are perfectly safe and effective when properly maintained - but if they fail, repairs can be costly. Before purchasing a waterfront property, it’s essential to understand how these systems work and what to look out for.

Septic Systems: The Basics

A septic system is an underground wastewater treatment system, typically consisting of a septic tank and a leaching bed (also called a drain field).

How It Works

Wastewater flows from sinks, showers, and toilets into the septic tank.
Solids settle at the bottom while oils and grease float to the top.
Liquid effluent flows out to the leaching bed, where it’s filtered naturally by soil and bacteria..

Key Things Buyers Should Know About Septic Systems

1. Age and Condition

Septic systems typically last 20–30 years if properly maintained. Older systems may require replacement - which can cost $20,000–$40,000 or more.

2. Location on the Lot

The system must be a safe distance from the shoreline, wells, and buildings. Modern rules usually require at least 100 feet from the water.

3. Maintenance Requirements

Pump the tank every 3–5 years.
Avoid flushing grease, chemicals, or non-biodegradable products.
Conserve water use to prevent overloading.

4. Inspections

Before buying, arrange for a septic inspection. Inspectors can check the tank, confirm proper function, and sometimes perform a dye test to ensure the leaching bed works correctly.

Wells: The Basics

Most waterfront properties use a well to draw clean groundwater for household use. There are three main types:

Drilled Wells

Deep (50–200+ feet), lined with steel casing.
Provide reliable, year-round water.
Most desirable and common in modern builds.

Dug Wells

Shallow (less than 50 feet), often lined with stone or concrete.
More prone to contamination and drying out.

Sandpoint Wells

Very shallow (less than 25 feet), often seasonal.
Only suitable for light, summer use.

Key Things Buyers Should Know About Wells

1. Water Quality

Always test well water for bacteria (E. coli/coliform) and minerals before closing. Some rural wells can have high iron, sulfur or hardness.

2. Water Quantity

Ask about the flow rate- how many gallons per minute the well produces. A strong flow rate is crucial for showers, laundry and modern living.

3. Maintenance

Test water annually for safety.
Keep the well cap sealed and elevated above ground level.
Don’t allow surface water or contaminants near the well.

4. Replacement Costs

Drilling a new well can cost $10,000 –$20,000, depending on depth and location.

What Every Cottage Buyer

Should Know

Common Issues to Watch For

Outdated Septic Systems: Older steel tanks or undersized beds may not meet current code.
Shallow or Dug Wells: May run dry during summer or be vulnerable to contamination.
Illegal Modifications: DIY fixes or unpermitted work can cause big headaches later.
Environmental Concerns: Improper septic systems near water can pollute lakes - something townships take very seriously.

Tips for Buyers

Always Include a Septic & Well Clause
Protect yourself with inspection and water testing conditions in your offer.
Budget for Upgrades
Even if the system works, you may want to upgrade for peace of mind and resale value.
Check Municipal Rules
Some municipalities are cracking down on outdated systems - meaning mandatory inspections or replacements may be required.
Plan for Seasonal Use
If you’re buying a seasonal cottage, confirm how water is drawn. Some use lake water intake (not potable without treatment), which may not be suitable for four-season living..

Conclusion

Septic systems and wells are the lifelines of rural and waterfront living. When properly designed and maintained, they provide safe, reliable service for decades. But as a buyer, you’ll want to confirm their condition before committing to a purchase - since repairs or replacements can be major expenses.

By arranging inspections, asking the right questions, and understanding how these systems work, you can buy with confidence and enjoy your time at the lake without unpleasant surprises.