Well Water Testing in Colorado: Order Early So Your Loan Closes on Time

The test that can quietly delay your closing

If you're buying a home on a private well, your lender may need a water test before they'll fund your loan. Most buyers don't think about it until the lender asks, and by then the clock is already tight.

Some of these tests take a day. Others take up to two weeks. If you wait until the last minute, a lab result that hasn't come back yet can push back your closing date or put the loan at risk.

Here's what gets tested, how long each test takes, and how to keep water testing from becoming the thing that holds up your move.

Who needs a water test

Water testing is most often required for federally backed loans on homes with private wells. That includes FHA, VA, and USDA loans. These loans have minimum property standards, and safe drinking water is one of them.

In the Colorado Springs area, that means many homes in Black Forest, Falcon, Peyton, Elbert County, and the mountain communities around Woodland Park and Divide.

Lender requirements also vary. Some conventional lenders ask for testing on well properties too, and the list of required tests can differ from one lender to the next. Ask your lender early exactly which tests they need.

You don't need a loan requirement to test your water, though. We can test any water source, for anyone, at any time:

• Buyers who want to know what they're drinking, even on city water

• Homeowners who have never tested their well, or haven't in years

• Families with a new baby, since nitrates are a particular concern for infants

• Older homes where lead in plumbing or fixtures is a question

Lenders typically require the sample to be collected by a neutral third party rather than the buyer or seller. That's a service we provide.

What gets tested

Most federally backed loans look at the same core group of tests. Your lender may add others.

• Total coliform and E. coli. These bacteria signal that surface water, septic, or animal waste may be reaching the well.

• Nitrates and nitrites. These often come from fertilizer, livestock, or septic systems. High levels are especially risky for infants.

• Lead. Lead usually comes from older plumbing, solder, or fixtures rather than the well itself.

• Arsenic. Arsenic is a newer addition that some lenders are beginning to request. It can occur naturally in groundwater from the surrounding rock, so a well can have it even when nothing nearby looks wrong.

If your lender adds arsenic, it adds another lab test to your timeline. That's one more reason to ask your lender for their full list as soon as you're under contract.

How long each test takes, and why timing matters

The biggest risk with water testing isn't a bad result. It's a result that isn't back yet when your lender needs it.

Test	Typical lab turnaround
Total coliform and E. coli	24 hours
Nitrates and nitrites	72 hours
Lead	7 to 10 business days
Arsenic	Ask us when you order

Your results are only as fast as your slowest test. If your lender needs lead, your full set of results won't be ready for up to two weeks after the sample is collected. Weekends and holidays don't count as business days, so a sample collected late in the week can take even longer.

That timeline leaves no room for a retest. If a bacteria result comes back positive, the usual next step is treating the well and testing again. That second round needs time too.

Our advice: schedule your water test with your home inspection, not after it. Ordering on day one of your inspection period gives you the best chance of having every result back well before closing, with room to fix and retest if needed.

If you're getting close to your closing date and haven't ordered yet, call us today. Every day you wait comes straight out of your cushion.

What if a result comes back high?

A failed water test doesn't automatically end a deal. Most issues have a known fix. The real question is whether there's time to complete it before closing.

• Bacteria. Wells are often disinfected (shock chlorinated) and then retested. Finding the source, like a damaged well cap, helps keep it from coming back.

• Nitrates or nitrites. Treatment systems such as reverse osmosis can reduce levels. The source, like a nearby septic field, may also need attention.

• Lead. Since lead usually comes from plumbing, replacing fixtures or sections of pipe often solves it.

• Arsenic. Treatment systems designed for arsenic are available, and a water treatment professional can recommend the right one.

Your lender will tell you what they need to see before closing. Who pays for treatment and retesting is part of your negotiation, so loop in your agent as soon as you have results.

Order your water test with your inspection

Arrow collects samples as a neutral third party and sends them to a certified lab. Add water testing when you book your inspection, and tell us which tests your lender needs.

Learn about water quality testing, schedule now, or call (719) 687-1270.

Frequently asked questions

Does my loan require a water test? It's most common for FHA, VA, and USDA loans on homes with a private well. Some conventional lenders require it too. Your lender is the final word, so ask them early.

Can I collect the sample myself? For a loan, usually not. Lenders typically require a neutral third party to collect it.

I'm on city water. Should I still test? You can. City water is treated, but lead can still come from the home's own pipes and fixtures.

How often should I test my well after I move in? Testing at least once a year for bacteria and nitrates is a good habit, and again any time the taste, smell, or color changes.

Is radon in water part of this test? No, that's a separate test. Read more in Why Is My Radon Still High After Mitigation?