Buying a Property with a Private Water Supply

Rural countryside homes often rely on private water supplies such as boreholes or springs, offering independence from mains water – but requiring careful maintenance and assessment.

Essential Considerations for Borehole and Spring Water Systems

If you’re thinking about buying a rural home or a countryside retreat, chances are you’ll come across properties that aren’t connected to the mains water supply. Instead, they rely on a private water supply—most commonly from a borehole, spring, or well. While this can be an excellent and sustainable way to access water, it also comes with responsibilities and potential risks that buyers must carefully consider.

Purchasing a property with a private water supply is not quite the same as buying one connected to mains. You’ll need to do a bit more due diligence to ensure the water is safe to drink, the system is fit for purpose, and that you’re not inheriting costly problems. One of the most important steps is to commission a specialist water supply survey before committing to the purchase.

Why Are Private Water Supplies Common in Rural Areas?

Rural locations often lie beyond the reach of mains infrastructure. In these cases, homes draw water from natural sources underground or surface water collected on land. These sources are often more than adequate—some properties have enjoyed their borehole or spring water for decades without issue. But unlike mains water, the responsibility for testing, treating, and maintaining the water system lies entirely with the property owner.

Key Risks of Private Water Supplies

There are a few reasons why private water supplies need careful evaluation when buying a property:

• Contamination risks – Private supplies can be affected by agricultural run-off, faecal contamination, pesticides, and metals such as lead or arsenic.

• Poor or outdated treatment systems – Older systems may not meet modern standards or may no longer be effective.

• Water quantity and reliability – A private water source can dry up during droughts or seasonal changes.

• Mortgage lender requirements – Many mortgage lenders now require water testing before approving finance for a property with a private water supply.

• Legal compliance – All private drinking water supplies in the UK must meet the standards set by the Private Water Supplies Regulations.

What Are the Private Water Supply Regulations?

The Private Water Supplies Regulations 2016 (England) (as amended) set out legal obligations for private water supplies used for domestic purposes. These include strict standards on microbiological and chemical contaminants, including E. coli, nitrates, and pH levels. Local councils monitor and enforce the regulations, and they can require remedial works if a supply fails to meet the standard.

For a home buyer, this means that if the system is non-compliant, the cost of bringing it up to standard could fall on you—unless you’ve negotiated for the seller to resolve the issues before the sale completes.

What to Check Before Buying a Property with a Private Water Supply

When viewing or making an offer on a property with a borehole, spring, or well, it’s important to ask the right questions and carry out the correct surveys. Here's a helpful checklist to guide your process:

What type of private water supply does the property use?

• Is it a borehole, spring, well, or perhaps water taken from a stream or lake?

• Boreholes typically offer the most secure and controllable supply, but each type has its pros and cons.

How well has the system been maintained?

• Ask for records of servicing, repairs, and water testing.

• Has a specialist company been involved in ongoing maintenance?

What routine maintenance is required?

• Treatment systems often require filter changes, tank cleaning, and UV lamp replacement.

• Is there a schedule in place, and how much does it typically cost each year?

Is the supply shared with other properties?

• Shared supplies are common in rural settings. If so, request copies of any legal agreements detailing who is responsible for upkeep and costs.

• Lack of clear agreements can lead to disputes down the line.

What water treatment is currently in place?

• Is the system treating water for bacteria, sediment, iron, manganese, or hardness?

• Is the equipment fit for purpose, and does it meet current UK regulations?

Has the water supply ever failed?

• Ask if the source has run dry during droughts or whether it’s subject to seasonal changes in quality or quantity.

• Is there storage capacity (such as tanks) to buffer supply?

Are system plans available?

• Diagrams or plans showing the pipework, pumps, treatment units, and control systems are extremely helpful.

• This can make future maintenance or repairs much simpler and avoids nasty surprises.

Has the water been tested recently?

• Request a recent laboratory analysis and check if the supply has been tested for compliance with the Private Water Supplies Regulations.

• If no recent test is available, it’s wise to commission one before exchange of contracts.

Why a Specialist Water Survey is Essential

While a general homebuyer’s survey is crucial, it won’t provide insight into the condition of a private water supply. That’s where PFS Clean Water Management comes in.

We offer professional home buyer water surveys tailored to private water sources such as boreholes and springs. Our assessments look at the condition, design, compliance, and performance of your prospective water supply. You’ll receive a detailed report highlighting:

• Any existing or potential contamination risks

• Treatment system adequacy and any required upgrades

• Expected running costs and maintenance needs

• Compliance status with legal drinking water standards

• Clear recommendations on the next steps

This kind of insight is invaluable. It gives you peace of mind and negotiating power—if remedial works are required, you may be able to renegotiate the purchase price or request the seller to carry out upgrades before completion.

Mortgage and Insurance Considerations

It’s worth noting that many mortgage lenders now require proof that a private water supply is safe and compliant before they’ll release funds. In some cases, they may also require confirmation that an appropriate maintenance plan is in place.

Home insurance providers may also ask about your water source, particularly if it’s shared or located close to potential contamination sources such as farmland or septic tanks.

Long-Term Ownership Responsibilities

If you go ahead with the purchase, you’ll become legally responsible for the quality of water supplied to your home. That means:

• Regular water testing (typically once a year)

• Maintaining treatment equipment

• Keeping clear records

• Addressing any non-compliance or safety issues quickly

Having a reliable, local partner like PFS Clean Water Management can make this simple and stress-free.

Speak to the Private Water Supply Experts

If you're considering buying a property with a borehole, spring, or other private water source, don’t leave things to chance. The water supply might look crystal clear—but without proper assessment, you could face health risks, compliance headaches, and unexpected costs.

At PFS Clean Water Management, we’re experts in private water supply surveys, treatment systems, and ongoing maintenance. Whether you're purchasing a rural home or investing in land, our comprehensive water assessment services give you the confidence to proceed—or to walk away, fully informed.

Contact PFS today to book a homebuyer water supply survey and make sure your future home is equipped with a safe, sustainable, and legally compliant water system.