Buying or Selling  Kelowna Real Estate with a Water Well

A: Water wells in the Kelowna area are typically categorized as either shallow wells or a drilled well, there are other types but shallow and drilled are the most common.  Water well construction has improved over the years to comply with the BC Groundwater Regulations & Guidelines updates.

Purchasers considering real estate in the rural areas will often be viewing properties for sale in Kelowna and the local communities that depend on a water well as the primary water source. While most homes in the Kelowna region obtain domestic water from a local municipal or community water system.  When utilizing a public water supply, we can usually presume that the water supply will be plentiful and safely meets the Canadian Drinking Water Guidelines.

But when purchasing Real Estate in the Kelowna region with a well water it’s important to request information about the water well located on a property that you plan to purchase.

A malfunctioning water well or septic system can present a potential health threat to your family and neighbors.  Water well issues are often costly to repair or even more costly it replacement of the well is required. For that reason, it’s essential to conduct a detailed inspection of both the water well and septic system prior to purchasing a home in Kelowna.

When you are purchasing a home with a private water supply (a well), there are three key items to consider:

• Water Well System
• Water Quantity
• Water Quality

Ask questions about the well and water supply that is serving the property, request a copy of the well record or well drilling report and perform an independent water test… all of this can help you to gain a more complete understanding of the property.

Property Owners Should Disclose:

A copy of the well record – drilling report – You will want to know the depth of the well, the age of the well, when was the water well drilled?  Most importantly what is the well yield or gallons per minute produced?  Well pumps and water systems are essential; they can be costly if well pump repairs are needed.

Past water quality test results – independent water testing is also advised

Well pump test or flow test results – water well inspection

You should also ask if there are any wells on the property that have been closed and why?  

Ask if the well has ever gone dry and why, you may also want to consult with local water haulers serving the Okanagan Valley if there are any concerns about water quantity.  Is the water well capable of meeting peak demand or does it fall short and to what degree?  Don’t forget there may come a day that you are the seller of the property… water wells can be a deal breaker if inadequate.

Mortgage lenders may request some of this information before approving a mortgage. If you are selling Real Estate with a Water Well in Kelowna, it’s often a good idea to bring upgrade a water well to current standards as full water well disclosure will normally be required.

Remember when it comes to Real Estate with Water Wells, they are unregulated on most private properties, as a purchaser you are in a Buyer Beware situation, it’s very wise to seek independent advice.  If a water well has known issues, it’s MUCH better to discover this information prior to purchasing a property in Kelowna.

Okanagan Water Well Services is compiling an local Real Estate & Water Well Resource Guide intended to help purchasers and sellers through the often confusing process of purchasing Real Estate with a Water Well.

Request a FREE copy of the Kelowna Real Estate and Water Well Resource Guide, we will send it out as soon as we have completed this resource.Buyin

Kelowna: Horizontal setbacks for new water supply wells for British Columbia:

To safeguard the quality and quantity of the groundwater resource in British Columbia, new water supply wells used to supply water for domestic purposes must be sited at least the following distances from existing features.

• 6 m (20 ft) from the nearest private dwelling (Health Hazards Regulation);
• * 15 m (50 ft) from an existing water supply well that is used or intended to be used (GWPR),
  
  

unless:

– the owner of the proposed well also owns the existing water supply well and only one well is proposed to be drilled, or

– it is not practicable to do so. In this case, a professional with competency in hydrogeology can prepare alternative specifications for the siting of the new well, so that the existing uses of the existing water supply well will not be adversely affected. These alternative specifications must be submitted to and accepted by an engineer.

• 30 m (100 ft) from a known or probable source of contamination (e.g., cesspool, privy vault, manure heap stable, pigsty) (Health Hazards Regulation)
  
  
• * 120 m (400 ft) from an existing cemetery or a dumping ground (e.g., landfill), unless contamination of the well would be impossible because of the physical conformation (Health Hazards Regulation) 50 m (165 ft) from the shoreline of a saltwater body.
  
  
• * Wells less than 500 m (1,650 ft) from the coastline are at risk of drawing in saltwater (see Best Practices for Prevention of Saltwater Intrusion).
  
  

Kelowna: Setbacks for new features relative to existing water supply wells in British Columbia:

To safeguard public health and groundwater quality, the discharge area of a new sewerage system or storm water infiltration system must be sited at least the following distances from an existing water supply well:

• * 30 m (100 ft) for a sewerage system with a maximum daily design flow of less than 22.7 m3/day (Sewerage System Regulation, Sewerage System Standard Practice Manual)
  
  
• * 60 m (200 ft) for a sewerage system with a maximum daily design flow of less than 22.7 m3/day, from a high pumping rate community well (i.e. a well or well group that supplies water to more than 500 persons or is pumped for more than 3 months at a rate exceeding 190 L/min (50 USgpm)) (Sewerage System Standard Practice Manual)
  
  
• * 90 m (300 ft) for a sewerage system with a maximum daily design flow of less than 22.7 m3/day, from a high pumping rate community well completed in an unconfined aquifer (Sewerage System Standard Practice Manual)
  
  
• 60 m (200 ft) for a sewerage system that has a maximum daily flow of between 22.7 and 37 m3/day, regardless of whether the water supply well is completed in a confined or unconfined aquifer (Municipal Wastewater Regulation)
  
  
• 90 m (300 ft) for a sewerage system that has a maximum daily flow greater than or equal to 37 m3/day (Municipal Wastewater Regulation)
  
  
• * 300 m (1,000 ft) for a sewerage system that has a maximum daily flow greater than or equal to 37 m3/day, from a water supply well completed in an unconfined aquifer (Municipal Wastewater Regulation)
  
  
• The zone of influence of the domestic water supply well must not include the point of discharge of a non-disinfected effluent (Municipal Wastewater Regulation).
  
  
• 60 m (200 ft) for an underground storm water infiltration system (Underground Storm water infiltration – Best Practices for Protection of Groundwater Resources in BC)
  
  

If one or more of the above setback distances applies to a well, the most conservative (greatest) setback distance should be used.

Setbacks marked with an asterisk (*) may be reduced following consultation with a professional with competency in hydrogeology and/or a local regulatory authority. In these cases, refer to the corresponding regulations and/or guidelines, as special conditions may apply.

It is recommended that the professional consult with the appropriate regulatory authority before a hydrogeological study is initiated. For setbacks from sewerage systems under the SSR, refer to APEGBC’s Professional Practice Guidelines for Onsite Sewerage Systems.

A: Kelowna Aquifer and Groundwater Recharge:

An aquifer is a layer of sediment, such as sand or gravel, or a layer of rock, such as sandstone, that stores and transmits water to a well. A confining layer is a layer of sediment or rock that slows or prevents the downward movement of water — a thick layer of clay is an example of a confining layer.

Groundwater can be drawn from an aquifer by using a water well. Hydrogeology studies the flow of water and it characterizes aquifers.

The soil and geologic material that overlies the aquifer greatly influences the relationship between land use activities and groundwater quality. Deeper wells often pass through more restrictive or impermeable layers that reduces the rate at which surface water reaches the aquifer.

Groundwater Recharge

Rainfall and snow melt can runoff into streams or soak into the ground. The process of water soaking into the ground to become groundwater is known as groundwater recharge. The area on the surface where water soaks in is call the recharge area.

There are several ways that groundwater might be recharge by rain:

1. Rain soaks in where it falls and recharges the water table aquifer.
2. Rain soaks in where it fall and then moves into deep layers to recharge a confined aquifer.
3. Rain cannot soak in, so it moves over the ground as runoff into streams. When a stream flows through an area where water soaks in, some of the water from the stream may seep down to recharge the aquifer below.
   
   

Contact Kelowna Well Drilling Services at 778-760-9797

Three Steps to Keep Your Kelowna Water Well Safe

1) Test Your Well Water in Kelowna

Your Okanagan Water Testing Laboratory will provide you with sample bottles and a water test kit along with sampling instructions, this will enable you to have can your water quality analyzed. Getting your water tested on a regular basis should be part of regular water well maintenance.

2) Inspect Wellhead

Inspect your wellhead at least twice a year, check that the well cap or well seal is attached to the water well properly.  Drilled water wells must be sealed with a commercially manufactured vermin-proof well cap (this includes a properly installed and sealed sanitary well seal to prevent leaves, grass clippings, rodents, etc. from entering a  well.

Examine the well casing is above ground level this prevents runoff water and flood water contaminating your water well.

BC Groundwater Protection Regulations states that Division 5 — Wellhead Completion

Casing Stick-up

33 – (1) The person responsible for drilling or altering a well must ensure that the casing stick-up is continuous and extends a minimum of 0.3 m above

(a) the surface of the ground adjacent to the well, or

(b) if applicable, the floor of the well sump, pump house or well pit.

Possible sources of water well contamination could include:

• Septic tanks
• Livestock, silos, septic leach fields
• Oil tanks, waterproof storage of manure, and handling and storage of fertilizers
• Manure accumulation

2) Shocking Your Water Well

Arrange a regular time each year to chlorinate or disinfect your water well; shocking your well once a year is a minimum suggestion. Disinfecting more often might be required, depending on the water well chemistry and bacteria reported in the well.  Water well disinfection and flushing can greatly improve your water quality and reduce the load on your home water treatment system.

Contact Okanagan Water Well Services for Professional Well Disinfection Services

Important Links for Okanagan Water Well Regulations and Maintenance 

Okanagan Water Well Operation and Maintenance
Okanagan Water Well Caps and Covers
Okanagan Well Pumps and Related Works
Okanagan Water Well Identification
Okanagan Well Deactivating and Decommissioning
Okanagan Water Well Reports – Drilling Records

Can a Flow Rate Test Be Done to Determine the Yield of a Water Well?

If you know the depth of the well, the level of the water and pump depth, the water storage capacity can be calculated. The flow rate can be obtained via a flow rate test. The flow is the amount of water that is obtained from the well.

The flow rate is the speed at which the flow is coming, generally measured in gallons per minute. The water demand for the average home is 100 to 120 gallons per-person-a-day. A well with a  flow-rate of about 6 to 12 gallons per minute is a very reliable source, but all sources should be confirm and never assumed.

When purchasing Real Estate with a Water Well in the Okanagan Valley it’s recommended to conduct a complete water well and water system inspection which may also require a flow rate test.

What is the Cost to Drill a Well in Kelowna?

A: Kelowna Water Well Services & Repairs provide detailed Kelowna Valley well drilling cost estimates online.  However, we understand that you may just want to get a rough idea of what the local well drilling costs are in 2020.  The following guideline is written to provide an estimate of the average well drilling costs  for Upper Mission, Kettle Valley, South East Kelowna, Rutland, Black Mountain, Lake Country, Peachland, West Kelowna, Shannon Lake, Lakeview Heights, Mission Hill, Glenrosa, Fintry, Big White, & McKinley Landing,

The cost to drill a new well will be influenced by numerous factors including the property location and drilling site, the final completed depth of a new drilled well along with the water well diameter and all required water well construction materials.  Throughout the Kelowna area, 6″ is the standard diameter for domestic drilled wells, there may be exceptions depending on the water requirements and uses.

The 2020 well drilling cost per ft. will be in the range of $48.00 to $50.00 for a 6″ diameter water well, includes well drilling and installed 6” diameter steel casing. Once we are past overburden and drilling in bedrock further use of well casing will not be required.  At this point of drilling for water the well drilling cost will be reduced to an average of $30.00 per foot.

There are additional costs when drilling a well in Kelowna and surrounding communities, a surface seal costing approximately $800.00 will be required, a drive-shoe – $300.00, sometimes stainless-steel well screens will be needed. With well screens and installation costs we estimate approximately $1350.00 for 4′ well screen sections, usually one screen will be satisfactory, but some situations will require two screens.  Additional costs could include water well development at $250.00 per hour… again this may or may not be required.

Most wells should be lined once the well driller has completed the well, well liners are in placed to prevent the drilled well from collapsing, the installation of water well liners is not mandatory but highly suggested, a well liner is simply inexpensive insurance to protect the well that will cost an average of $10.00 per foot.

As you can see there are many variables that need to be considered before we can determine the cost to drill as well in Kelowna, for this reason we provide detailed well drilling cost estimates.  We have extensive experience drilling for water in Kelowna, it’s important to research local water wells in a given specific area, based on years or data we can determine more accurately what the average cost to drill a well well will be in a specific location.  There’s no need to call our office for a FREE well drilling cost estimate, we’ve made it much easier for you… please fill out our online drilling estimate form, we will respond quickly.1

A: If you are the owner of a private well in the Okanagan Valley, it’s important to test your well water regularly to determine if your well water is safe to drink.  Sometimes people may assume that because their neighbor’s water has been recently analyzed and reported to be safe this, in no way should suggest that other local water wells are potable.  Your Okanagan water well should be tested at least once a year and some well may require testing more often.

Remember, the safety of your well water depends on surface and underground geology, the depth and quality of the well construction. Yes, even deep drilled wells are susceptible to contamination if surface water can access the water well from the top of the well, from surface fractures in the rock, a faulty well seal, damaged well casing, poor welds, land use issue, just to name a few ways that a drilled water well could become contaminated.

Why should well water be tested regularly?  A water test report will only report the quality of the well water as analyzed based on the specific sample sent to an Okanagan Water Testing Lab for testing. Well water quality may be compromised by heavy rain, melting snow, drought, floods or seasonal land-use activities that may cause contamination to local water wells.

Another reason water wells need to be tested regularly is for the purpose of maintaining water well data file for future reference.  In the even that a water well becomes damage from an outside source it will be much easier to prove that a water source has been affected if there previous water testing reports available for comparison, this will be very helpful if a damaged water well ever becomes a legal issue.

There can be many harmful substances in water that we may not be able to taste, see or smell, such as bacteria and chemicals that could affect your health.

For example, nearby farming and agricultural activities or septic systems, if a water well is constructed with issues or poorly maintained this could lead to increased nitrates and fertilizers seeping into soil and contaminating your well water… yes, as stated above even deep drilled wells.

The lack of water well maintenance may also contribute to the contamination of your Okanagan Valley water well.

A: What is the difference between the Canadian Drinking Water Guidelines and Canadian Drinking Water Standards?

Canadian Drinking Water Standard – a mandatory limit that must not be exceeded; drinking water standards often indicate a legal duty or obligation.

Canadian Drinking Water Guideline – a recommended limit that should not be exceeded; guidelines are not intended to be standards of practice, or indicate a legal duty or obligation, but in certain circumstances they could assist in evaluation and improvement.

A: Basically, there are two categories of test for well water

1. Bacteriological Water Testing
2. Chemical Water Testing

Bacteriological Water Testing

Bacteriological testing should be done 2 or 3 times a year. Two common types of bacteria found in water are: Total Coliform and E.coli.

Total Coliform

Total Coliform include bacteria found in soil, surface water, and the intestinal tracts of animals. Finding total coliforms in a well may not mean that the water is unsafe to drink, but does indicate:

1) The well may require improved sanitation or physical upgrades.
2) The well may be subject to surface contamination.

Escherichia coli (E. coli)

E. coli originates in the intestinal tracts of animals. The presence of E. coli in your well water may mean fecal matter has entered the well. Fecal organisms cause stomach and intestinal illnesses, including diarrhea and nausea, and may even lead to death. Babies, children, elderly or people with immune deficiencies or other illnesses may be affected more severely.
E. coli in your drinking water is an immediate health concern and the water is not safe to drink.
For more information, see the British Columbia Ministry of Environment’s fact sheet on Total, Fecal & E. coli Bacteria in Groundwater 

Chemical Testing

Testing water for chemicals should be done on a routine basis, typically at a minimum of every 5 years. Chemicals commonly of concern in the Fraser Valley’s groundwater resources are: nitrates, fluoride and metals such as arsenic, lead, copper and manganese.

Nitrates

High levels of nitrates have been found in numerous wells throughout the Fraser Valley. This usually occurs in areas where groundwater may be contaminated by surface activities such as agriculture or farming, drilled wells can be susceptible but shallow wells are especially vulnerable to nitrate contamination.

Metals

Since well water comes from the underground, different metals in the soil and rock can leach or dissolved into the water. Some metals, such as arsenic can have serious and long-term health effects if they are found in high amounts.

It is advised that Bacteriological testing for Total Coliforms  &  Escherichia coli (E. coli) be conducted 2 or 3 times a year. Chemical testing is is different, it does not need to be done dearly as often but it is recommended every three to five years.