Buying a waterfront home in Mathews is all about the lifestyle. You picture sunrise coffee on the dock and a boat ride before dinner. If the property has a private well, a little planning now can protect that lifestyle and keep your closing on track. In this guide, you will learn what to test, how to read results, who to call, and how to time everything so there are no last‑minute surprises. Let’s dive in.

Why wells matter in Mathews

Many Mathews homes rely on private wells. Wells are not covered by the federal Safe Drinking Water Act, so you are responsible for testing and maintenance. Coastal settings can also bring unique risks like saltwater intrusion and flooding. The good news is that a clear plan for testing and timelines can help you move forward with confidence.

Who oversees wells in Virginia

The Virginia Department of Health, through local health departments, oversees private drinking water wells. The local office handles permits, site reviews, and well records. New wells and many major repairs must be completed by licensed Virginia well drillers and pump installers who follow state standards. During a sale, you should ask for the well permit, the well log, and any service records. If you cannot find them, contact the Mathews County health department or the VDH regional office early to request copies and confirm any current permit requirements.

What to test first

Start with microbiological safety, then add chemistry based on risk. Waterfront buyers should also check for salt and minerals that affect both taste and plumbing.

Bacteria: total coliform and E. coli

Total coliform is an indicator that unwanted pathways may be letting contaminants enter the well. E. coli indicates fecal contamination and is an immediate health risk. Any confirmed E. coli result means the water is unsafe to drink until corrected and retested. A single total coliform positive without E. coli may point to a minor sanitation issue that often resolves with shock chlorination and small repairs, followed by a clean retest.

Nitrate and nitrite

Nitrate can come from septic systems, fertilizers, and animal waste. Infants are especially vulnerable. The EPA standard for nitrate is 10 mg/L as nitrogen. Plan to test at sale for any private well and retest annually if you detect a baseline level or if land use nearby suggests a higher risk.

Salinity and TDS near the coast

In tidewater areas, shallow wells and wells near tidal creeks can show elevated chloride and total dissolved solids. This can be a sign of saltwater intrusion or past flooding. High chloride can corrode plumbing and limit treatment options. If the property has ever flooded or sits close to open water, add chloride and TDS to your initial test suite.

Metals and baseline chemistry

Iron and manganese are common in Virginia groundwater. These do not usually cause acute health problems, but they do cause staining, taste, and appliance issues. Lead often enters water from older plumbing. Use the EPA action level of 15 µg/L as a benchmark. Arsenic can be naturally occurring in some areas, and the EPA maximum contaminant level is 10 µg/L. A basic panel that includes pH, hardness, iron, and manganese will help you plan for softening or filtration if needed.

When to add VOCs, PFAS, or radon

Ask about nearby underground storage tanks, industrial activity, agriculture, or known spill sites. Those situations can call for testing volatile organic compounds or petroleum indicators. PFAS testing is not routine for all wells but may be wise if there are known sources in the area. Consider radon in water testing if indoor air radon tests are high, since water can release radon into the home.

How to sample the right way

Use a Virginia certified laboratory and follow the lab’s bottle, timing, and handling instructions exactly. These basics help avoid false positives and delays:

• Collect from an inside cold‑water tap that ties directly to the well, not from a filtered or softened line.
• Use the sterile bottles provided by the lab. Do not touch the inside of the cap or bottle.
• Follow the lab’s directions on faucet flushing and whether to disinfect the spout.
• Keep samples cool and deliver them within the required hold time.

Timeline to keep your closing on track

A clear testing timeline will protect your inspection period and your closing date. Here is a practical plan many buyers and sellers in Mathews follow:

• Day 0 to 3 after offer acceptance: Order bacterial and nitrate testing first. These are the highest priority.
• Lab turnaround: Bacteria results often arrive within 1 to 3 business days. Chemistry results such as nitrate, chloride, iron, and manganese can take 2 to 7 business days. Specialty tests like VOCs or PFAS can take 1 to 3 weeks.
• If bacteria is positive: Plan for shock chlorination, any sanitary repairs, and retesting. Allow several days to a week for treatment and flushing before collecting a new sample.
• Treatment installation: Simple systems like UV, reverse osmosis, softeners, or carbon filtration can often be installed within days to a few weeks, depending on schedules.
• Major work: New wells, deepening, or significant remediation can take weeks to months. Waterfront access, permitting, or environmental constraints can extend timelines, so plan ahead.

If results show a problem

You can solve most issues with the right next step and a realistic schedule.

• E. coli detected: Use alternate water for drinking and cooking. Shock chlorinate, correct any well defects, and retest. Do not drink the well water until you have a clean follow‑up result.
• Nitrate near or above 10 mg/L as nitrogen: Discuss treatment options and seek medical guidance for infants and pregnant women. Consider point‑of‑use reverse osmosis for drinking and cooking as an immediate step while you assess longer‑term solutions.
• Elevated chloride or TDS: Evaluate the risk of saltwater intrusion and whether the well depth or construction is adequate. Confirm whether treatment is feasible for your goals.
• Metals, VOCs, or other contaminants: Work with a qualified water professional to select treatment. UV, carbon, ion exchange, and reverse osmosis are common solutions. Installation often takes 2 to 6 weeks from selection to start‑up.

Mathews‑specific tips and contacts

• Plan added tests for waterfront homes. In Mathews County, many buyers include chloride, TDS, iron, and manganese along with bacteria and nitrate.
• Check well and septic placement. Verify setbacks between the well, the septic tank, and the drainfield. High septic density and low‑lying terrain can raise bacterial and nitrate risks.
• Pull the paper trail early. Ask the seller for the well permit, well log, and service records. If needed, call or visit the Mathews County health department or the VDH regional office to locate historic records and confirm current rules.
• Use licensed contractors. For drilling, pump work, and major repairs, confirm your contractor’s Virginia license and follow VDH construction standards.

Typical testing costs

Use these ballpark ranges to plan your budget. Actual pricing varies by lab and panel.

• Bacterial test, total coliform and E. coli: about $25 to $75
• Nitrate: about $20 to $60
• Basic chemistry panel, such as pH, hardness, iron, manganese, TDS: about $50 to $200
• Expanded suites for metals, VOCs, pesticides: about $150 to $500+
• Specialty tests like PFAS or comprehensive VOC panels: about $300 to $1,000+
• Treatment systems: from a few hundred dollars for point‑of‑use filters to several thousand for whole‑house systems. New wells or major repairs can be several thousand or more.

Quick checklist for buyers and sellers

• Contact VDH or the Mathews County health department early to confirm permits and request past records.
• Sellers: Run baseline bacterial and nitrate tests before listing. Gather your well permit, well log, and service records for buyers.
• Buyers: Include a private well contingency in your offer. Order bacterial and nitrate testing right away. If the property is on the water or has a flood history, add chloride, TDS, iron, and manganese.
• Use a state‑certified lab and follow sampling instructions exactly to avoid invalid results.
• If E. coli is detected, do not drink the water. If nitrate is near or above 10 mg/L, consider treatment and seek medical advice for infants and pregnant women. If chloride is elevated, evaluate for saltwater intrusion and treatment limits.
• Plan timelines with margin. Specialty tests and major remediation can take weeks to months. Build that time into your contract.

Local help with white‑glove support

If you want a smooth, low‑stress path from offer to closing, our team can help you coordinate certified labs, licensed well contractors, and a clear testing calendar that fits your contract. We combine local knowledge of Mathews waterfront properties with concierge‑level transaction support so you can move forward with confidence. Request a Complimentary Home Valuation or reach out to discuss your goals with The Laura Peery Team.

FAQs

What should I test first when buying a Mathews home with a well?

• Start with total coliform and E. coli for microbiological safety, then add nitrate. Waterfront buyers should also include chloride and TDS, plus iron and manganese.

How fast do well water test results come back during a home purchase?

• Bacteria results often take 1 to 3 business days, routine chemistry panels take 2 to 7 days, and specialty tests like VOCs or PFAS can take 1 to 3 weeks.

What does a positive E. coli result mean for my closing timeline?

• It means the water is unsafe to drink until corrected. Plan for shock chlorination and repairs, then retest. Expect several days to a couple of weeks for a clean follow‑up result.

Do Mathews waterfront properties need extra well tests?

• Yes, coastal settings can have saltwater intrusion and flooding risks. Add chloride and TDS to your core tests and consider iron and manganese for staining and taste.

Who regulates private wells in Virginia and Mathews County?

• The Virginia Department of Health oversees private wells through local health departments. The Mathews County health department can confirm permits, setbacks, and historic well records.

What are the key nitrate and lead benchmarks I should know?

• The EPA standard for nitrate is 10 mg/L as nitrogen. For lead, use 15 µg/L as a benchmark, since lead is often linked to plumbing rather than the aquifer itself.