The Biggest Misunderstanding About Well and Septic Inspections
If you’re buying or selling a home with a private well and septic system in Lake County, Illinois, you’ve probably heard a lot of mixed information.
Some people assume the county checks everything. Others think an inspection isn’t a big deal. The truth usually lands somewhere in the middle, and understanding that can save you stress, time, and money.
What the Lake County Review Actually Covers
In most well and septic transactions, the Lake County Health Department is involved. But their role is often misunderstood. Their evaluation is not the same as a full inspection. It is typically limited to:
- A visual review of accessible components
- Verification that required setbacks are met
- A check for obvious signs of failure
- Optional water testing, if requested
They are not digging up the system, pressure testing it, or evaluating long-term performance. That means a property can “pass” the county review and still have underlying issues.
Why a Private Inspection Is Often Recommended
Because the county review is limited, many buyers choose to bring in a private company for a more thorough look. A private well and septic inspection includes:
- Inspecting the septic tank
- Evaluating the drain field performance
- Checking pumps, alarms, and components
- Water quality testing for things like coliform bacteria and nitrates
- A more detailed assessment of system condition and lifespan
his gives buyers a clearer picture of what they’re taking on, especially with older or unknown systems.
The Part That Surprises Sellers
Even if a home is listed “as-is,” sellers are often still responsible for certain inspections. The real estate contract we use most, the Multi-Board Residential Real Estate Contract 8.0, includes a section that allows buyers to request well and septic inspections at the seller’s expense if that section is initialed.
This catches a lot of sellers off guard. “As-is” does not always mean “no inspections.” It usually means the seller is not agreeing to make repairs, but inspections can still happen and many attorneys treat this as a health and safety issue, not something covered by “as-is”.
What This Means for Buyers
If you’re buying a home with a well and septic system, it’s worth slowing down and understanding what you’re actually getting. You don’t necessarily need to be an expert, but you do want:
- Clear information
- The right inspections
- Realistic expectations about maintenance and lifespan
What This Means for Sellers
If you’re selling, preparation matters. Understanding how your system works, when it was last serviced, and what buyers may ask for can make the process smoother and help avoid surprises during attorney review and inspection.
It can also help you position your home more confidently from the start.
Final Thoughts on Well and Septic Systems
Homes with wells and septic systems come with a different set of considerations, but they also offer a lifestyle many buyers are specifically looking for. The key is not avoiding the details, it’s understanding them.
When everyone involved knows what to expect, the process becomes a lot more manageable, and a lot less stressful.
Bonus Tip: Without power, your well pump stops working, so no water and no flushing toilets. It’s something many buyers don’t think about. A backup generator can help keep things functional when the power goes out.
For more informatin in Lake County: https://www.lakecountyil.gov/726/Water-Wells
For private testing: https://www.lakecountyil.gov/2474/Well-Septic-Evaluations
If you have questions or want my recommendations, I’m happy to help! Contact me for more information.
Daina Jacobson is a REALTOR® with Berkshire Hathaway HomeServices Chicago who helps buyers and sellers navigate the real estate markets in Northern Lake County, Illinois, and southern Kenosha County, Wisconsin. Based in Wadsworth, Illinois, she specializes in homes with land, acreage properties, and homes served by private wells and septic systems.
Before entering real estate, Daina spent two decades working as a certified interpreter fluent in American Sign Language, a background that shaped her ability to listen carefully and guide clients through complex decisions with clarity.
When she’s not assisting clients, Daina devotes time to animal rescue as one of the co-founders of Two Furs Rescue. At home in Wadsworth she enjoys caring for her many animals, including cats, a dog, chickens, and ducks, while also planting and preserving native plants and trees around her property.