Wells, septic and water: what to check before buying

In the city, water arrives from a pipe and leaves through another one, and the city handles the rest. At most cottages, you are the water utility and the sewage plant. Have both systems assessed before waiving the relevant conditions. Repairs can be significant.

Where cottage water comes from

Test the water: it can be free

Public Health Ontario tests private well water for E. coli and total coliforms free of charge, including at cottages. Pick up a sterile bottle at a local public health office, fill it to the 200 mL line, and drop it back. Results take up to 4 business days.

Ontario's guide to reading the results:

• E. coli: 0 per 100 mL. Any E. coli means the water is unsafe to drink.
• Total coliforms: 5 or fewer per 100 mL means no significant evidence of contamination.
• Above that, the system needs attention, often disinfection or treatment, before you drink it.

The free test does not check chemistry. For things like nitrates, sodium, hardness, iron, uranium or arsenic, you need a private licensed lab, and that has a fee. In areas with known mineral issues, it is worth it.

Flow rate matters

A cottage full of guests in August can drain a slow well. Ask the seller about water shortages, look for the well record, and have your inspector run water for a while to see if pressure holds. A low-yield well may need a storage tank or deepening, so price that in.

The septic inspection

A home inspector glances at the septic area. A septic inspection is a separate job by a septic contractor. It usually includes a pump-out so the tank can be seen inside. Cost to confirms run about $250 to $500, more if the pump-out is extra. That is a small number next to the cost of replacing a system.

• Tank type, size, age and condition (concrete, steel, plastic).
• Baffles, filters and any pump or alarm.
• The leaching bed: wet spots, odour, lush green patches, roots.
• Distance to the lake. The Building Code generally requires the leaching bed to sit at least 15 m from water.
• Permits and records from the township or septic authority.

Holding tanks and outhouses

Some cottages have a holding tank that must be pumped regularly, or just an outhouse and a grey water pit. These work fine for many families, but they narrow your lender list and add pumping costs. Water access holding tanks can be expensive to pump.

Septic re-inspection programs

Some townships inspect septic systems on a set cycle. The Building Code requires programs in certain source-protection areas and around Lake Simcoe, and others run their own. Tay Valley made inspections mandatory for all waterfront properties in 2023, and the Township of Georgian Bay runs mandatory and discretionary zones. Ask the township if the cottage has been inspected and whether any repair order is open.

Talk to Jeff and Emily

Water or septic results not perfect? That does not have to kill the deal. Call us and we will show you how lenders handle it.

Or call or text 416-628-9682

Book a call

What lenders and insurers ask

• Potable water. Many lenders require a passing bacteria test on cottage files.
• Holdbacks. If treatment is needed, a lender can hold back part of the mortgage until it is installed and the water retests clean.
• An approved septic system. Unapproved or failing systems can stop a file or require a holdback for repairs.
• Insurance. Insurers ask about the water and heating setup, and some want proof of a recent septic pump-out.

Put it in your offer

1. Make the offer conditional on a satisfactory water test and septic inspection.
2. Give yourself enough days. Lab turnaround and a septic contractor visit can take a week or more in summer.
3. Ask for well records, septic permits, pump-out receipts and past water results.
4. If something fails, negotiate a price reduction or a repair, or walk away.

Budget for both inspections with our closing costs calculator, and use the full cottage inspection checklist for everything else.

A bacteria result is a snapshot of one sample. It does not test chemistry, guarantee ongoing safety or establish that a water source is suitable for every use. Follow Public Health Ontario’s sampling instructions and contact the health unit about adverse results. Septic inspection scope should address permits, approved capacity, accessible components, the bed and any limitations caused by season or access.