Thinking about listing your De Kalb home with a private well? Buyers in Bowie County often ask for recent water test results, and lenders may expect them too. You want to avoid surprises, protect your timeline, and give buyers confidence in your water. This guide shows you which tests are commonly requested, how to collect a clean sample, where to find certified labs and local resources, and what to include in your disclosures. Let’s dive in.
Why well prep matters in De Kalb
De Kalb sits in a rural, agricultural part of Northeast Texas where many homes rely on private wells. Private domestic wells are the homeowner’s responsibility in Texas, and they are not regulated by the Safe Drinking Water Act. That means you should not assume a buyer will accept your water without testing.
Local land uses like agriculture, septic systems, and fuel storage can influence water quality. Because of that, buyers often ask for testing for bacteria, nitrates, and sometimes other contaminants linked to property history. Getting ahead of these questions can help you move from showing to closing with fewer delays.
Tests buyers commonly request
Providing a recent, state-certified lab report is one of the best ways to reassure buyers. Many sellers target a 30 to 90 day window before listing. Costs and turnaround times vary by lab and panel.
Bacteria: Total coliform and E. coli
- Why buyers ask: Indicates fecal contamination or a pathway for pathogens.
- Typical cost and time: About 25 to 75 dollars; results in 1 to 3 days.
- Frequency: Recommended annually for private wells.
Nitrate and nitrite
- Why buyers ask: High nitrate is a health risk for infants and can signal fertilizer or septic influence.
- Typical cost and time: About 20 to 75 dollars; 1 to 7 days.
- Frequency: Annually in agricultural or septic-influenced areas.
Basic chemistry panel
- What’s included: pH, total dissolved solids, hardness, conductivity, sulfate, chloride.
- Why buyers ask: Aesthetics (taste, staining), corrosivity, and treatment needs.
- Typical cost and time: Often 40 to 150 dollars; 1 to 7 days.
Metals panel
- What might be included: Lead, arsenic, iron, manganese, copper.
- Why buyers ask: Health (lead, arsenic) plus aesthetic and plumbing concerns (iron, manganese).
- Typical cost and time: About 50 to 300 dollars depending on the list; 3 to 10 days.
- When it’s requested: Older plumbing with potential lead solder or near industrial sites.
VOCs and petroleum hydrocarbons
- Why buyers ask: Near fuel storage, gas stations, industrial sites, or spill history.
- Typical cost and time: Often 200 to 500 dollars or more; 1 to 2+ weeks.
Pesticides and herbicides
- Why buyers ask: Agricultural activity or historic pesticide use nearby.
- Typical cost and time: Variable and often targeted to suspected compounds.
Radon in water or uranium (region dependent)
- Why buyers ask: Usually only where geology suggests risk; less common in this area.
- Typical cost and time: Specialized and variable; often several weeks.
How to collect a clean sample
Always follow the sampling instructions from your chosen state-certified lab. Procedures vary by test, and the lab will supply the proper containers and paperwork.
Before you collect
- Decide which tests you’ll run and request the correct bottles, instructions, and forms.
- Pick an interior cold-water tap not connected to a softener, whole-house filter, or reverse osmosis unit unless the buyer specifically wants treated-water results.
- Remove aerators or screens if the lab instructs you to do so.
Bacteria samples
- Use the sterile bottle from the lab and avoid touching the inside of the cap or bottle.
- Many labs ask you to run cold water for a short time before sampling, but some situations call for first-draw. Follow the exact instructions provided.
- Keep the sample cold and deliver it quickly, often within 24 hours.
Lead and copper (first-draw)
- Collect water that has sat in the plumbing for at least 6 hours, often first thing in the morning.
- Follow the lab’s specific container and fill instructions.
Metals, nitrates, VOCs, and chemistry
- Use the lab’s containers, which may be pre-preserved for metals.
- Some tests require flushing before collection while others do not; follow the lab sheet closely.
Paperwork and chain-of-custody
- Complete the submission form with the property address, collection date and time, well depth if known, and any treatment equipment present.
- If a lender or buyer requests chain-of-custody, choose a lab that offers it and follow their steps.
If bacteria is positive
- Many labs recommend disinfecting the well (shock chlorination) and retesting. Keep those records. Plan time for remediation and retesting so you can present a clean follow-up report.
Where to find certified labs and local help
Use a Texas state-certified lab for each analyte you test. Ask the lab to confirm their certifications for your requested tests.
- Texas Department of State Health Services (DSHS) and Texas Commission on Environmental Quality (TCEQ) provide lists or certification programs for environmental water testing labs. Ask the lab for proof of certification and standard sampling instructions.
- Bowie County Public Health or environmental health can advise on local concerns and may know about county screening events.
- Texas A&M AgriLife Extension, Bowie County office, often supports private well owners with guidance, sample kits, and announcements about community well testing events.
- To find events or labs, search terms like “Bowie County well water testing,” “De Kalb TX private well test,” “Texas certified water testing labs,” and “Bowie County AgriLife Extension well testing.” You can also check county websites and social media for free or low-cost clinics.
- Regional and national commercial labs may offer well testing and chain-of-custody services. Always verify Texas certification for the analytes you need.
What to include in your disclosure
Full, clear disclosure builds trust and helps prevent last-minute renegotiations. Provide copies of:
- Recent lab reports with collection dates and the lab’s name.
- Well construction or completion records if available (driller log), plus any permits or abandonment records for old wells.
- Maintenance records for pumps and any treatment devices (softener, reverse osmosis, UV).
- Disinfection records and retest results if you treated for bacteria.
- A short plain-language summary of what you tested, when, and the outcomes.
You can also cite guidance from respected agencies so buyers understand your testing approach. Consider language like:
- “See EPA guidance on private drinking water wells recommending routine testing for bacteria and nitrates and advising homeowners to test based on local risks.”
- “See Texas DSHS guidance and the DSHS list of certified laboratories for approved water-quality testing.”
- “See TCEQ resources regarding well construction standards and recommendations for protecting groundwater.”
- “See Texas A&M AgriLife Extension publications for practical sampling steps and maintenance tips for private wells.”
- “USGS groundwater quality data and regional maps provide context on local contaminants of concern.”
A simple seller checklist
Use this quick plan to get your well market-ready.
- Order a basic package
- Start with bacteria (total coliform and E. coli), nitrates, and a basic chemistry panel from a Texas-certified lab. Add metals, VOCs, or pesticides if property history or land uses suggest a risk.
- Collect the sample correctly
- Follow the lab’s instructions and use their containers. Keep bacteria samples cold and deliver on time.
- Fix issues and retest
- If bacteria is present, schedule shock chlorination and retest. For other issues, consult your lab or technician about treatment. Keep receipts and retest reports.
- Gather documents
- Collect well construction records if you have them, service and maintenance logs, and any permits related to the well.
- Summarize for buyers
- Prepare a one-page summary listing test dates, analytes, results, and any remediation steps. Attach lab reports.
- Be proactive where risks exist
- If there are potential environmental risks, such as nearby agriculture, older fuel tanks, or past spills, consider targeted testing (VOCs or pesticides) and disclose known conditions.
Common buyer questions to prepare for
- Has the well been tested recently? Share the date, the state-certified lab name, and the full report. Many buyers look for results within the last 30 to 90 days.
- Were coliform and E. coli absent? Provide the lab report. If there was a positive test, show remediation and retest results.
- How deep is the well and how is it constructed? Provide the driller log if available, or note efforts to obtain it.
- What treatment is installed and is it maintained? Provide model details, installation dates, and service records.
Timing and cost tips
Most sellers can complete a basic testing round within a week when using local labs. Bacteria and basic chemistry often return in a few days, while metals can take up to 10 days and VOCs may take longer. Budget for 25 to 75 dollars for bacteria, 20 to 75 dollars for nitrate and nitrite, 40 to 150 dollars for basic chemistry, and 50 to 300 dollars for a metals panel. VOCs and specialized pesticide tests are higher cost and longer lead time.
If you anticipate remediation, build in time for disinfection and a follow-up bacteria test. Keep everything in writing so you can present a clear narrative in your disclosure.
Final tips for a smoother sale
- Choose a Texas-certified lab and ask for written sampling instructions before you begin.
- Use a cold tap before any treatment, unless testing treated water is requested.
- Keep bacteria samples chilled and deliver fast.
- Ask if the buyer’s lender requires chain-of-custody.
- Organize your documents so buyers can review your due diligence at a glance.
A little preparation goes a long way in De Kalb. Clear, recent water results reduce uncertainty, signal pride of ownership, and help your listing stand out.
Ready to plan your listing, testing timeline, and disclosure packet for De Kalb or the wider Texarkana area? Reach out to Unknown Company, The Monica Kelley Team. Call us - we pick up.
FAQs
What water tests do sellers in De Kalb typically provide?
- Most sellers provide recent bacteria (total coliform and E. coli), nitrate and nitrite, and a basic chemistry panel; some add metals or VOCs based on property history.
How recent should my private well test be before listing?
- Many buyers prefer test results within 30 to 90 days of listing, especially for bacteria; confirm any lender requirements early.
Which faucet should I use to collect a water sample?
- Use an interior cold-water tap before any softener, filter, or RO unit unless the buyer specifically asks for treated water testing.
What if my bacteria test comes back positive?
- Follow the lab’s guidance, disinfect the well with shock chlorination, and retest; share remediation and retest records with buyers.
Where can I find a Texas-certified lab for well testing?
- Check state resources from DSHS and TCEQ for certified labs, and contact Bowie County Public Health or the local AgriLife Extension office for local options and events.
Do I need chain-of-custody documentation for my water samples?
- Some lenders and buyers request it; choose a lab that offers chain-of-custody if you expect this requirement.
What documents should I include in my disclosure packet?
- Include lab reports, dates, well construction records if available, treatment system details and service logs, and any disinfection and retest records.
