If you're buying Utah property that has — or needs — a water well, due diligence on the water side is just as important as the foundation, the roof, or the title. Here's what to check before you close.
1. Verify the water right
Get the water right number from the seller and look it up at waterrights.utah.gov. Confirm:
- The water right is in good standing (not lapsed or under protest)
- It's a domestic right (or change-application-approvable to domestic)
- Annual diversion is sufficient for your intended use
- The point of diversion matches the actual well location (or a change can be filed)
If the property is using a domestic exemption, verify the parcel still qualifies under current rules.
2. Pull the well log
Every legally constructed Utah well has a Completion Report (Well Log) on file. Search by WIN (Well Identification Number) or location at the DWR well log browser. From the log you'll learn:
- Drill date (older wells = older pump = expect replacement sooner)
- Total depth, static water level, casing diameter and material
- Yield reported at the time of construction
- Lithology and water-bearing zones
- Quality flags — methane, sulfur, salinity etc. if noted by driller
3. Run a current pump test
Yields decline over time. A 1995 well log saying "20 GPM" doesn't mean today's well still produces 20. Have the seller (or you, after close, with a contingency clause) run a current 4-hour pump test. Confirm sustained yield and recovery rate.
4. Test the water
A new water test is non-negotiable. Test for:
- Total coliform / E. coli
- Nitrates and nitrites
- Arsenic (notable in some Utah aquifers)
- Total dissolved solids (TDS)
- Iron, manganese, sulfate, hardness
- If there's any oil/gas/petroleum mention in nearby logs: BTEX panel
Cost: typically $150–$400 for a comprehensive panel. Some local health departments do basic panels cheaper.
5. Inspect the casing and surface completion
Visual inspection of the well head, casing, cap, and electrical service. Watch for:
- Casing extends 18+ inches above grade (per Utah rule)
- Sanitary cap in good condition
- No corrosion or pitting on visible casing
- Pitless adapter if used — no leaks at the connection
6. Verify the pump age and condition
Submersible pumps last 15–25 years on average. If the pump is original to a 1985 well, plan on $2,500–$5,000 for replacement within a few years. Have the inspection report or a service tech amp-test the pump and confirm it's running within spec.
7. Confirm well transferability
The well itself transfers with the property. The water right transfers with the deed if it's appurtenant — but verify the title insurance covers water rights, and confirm with your title company that no separate conveyance is needed.
If the property doesn't have a well yet
Use our Utah Water Well Cost Calculator with the property address to estimate what drilling a new well will cost. That number should factor into your offer.