Buying in Edgewater With Well/Septic: Loan Basics

Shopping for a home in Edgewater and learned it has a private well or septic system? The loan steps can feel unclear when utilities are not public. You want to protect your financing, your timeline, and your long-term peace of mind. In this guide, you’ll learn what lenders look for, what Anne Arundel County requires, and how to move from contract to closing with confidence. Let’s dive in.

Edgewater rules and who to call

Anne Arundel County’s Department of Health oversees private wells and onsite sewage systems. They handle permits, inspections, perc tests, and Certificates of Potability for new wells. You can find program contacts and record request links on the county’s wells and septic systems page.

Setbacks matter. The county’s distance table lists typical minimums like 50 feet between a well and septic tank in some conditions and 100 feet between a well and drainfield in many situations. Always follow the county’s table and code when planning repairs or confirming compliance. Review the county’s distance requirements table for details.

Permits and inspections run through the County Permit Application Center and the Health Department. For example, septic installation permits and workflow details are posted on the county site. See the county’s septic installation permit information.

Loan programs overview

FHA basics

FHA loans allow private well and septic if the setup is typical for the area and meets local health standards. Appraisers and underwriters follow HUD Handbook 4000.1 for property and utility requirements. Review FHA guidance in the HUD Single Family Policy Handbook.

VA basics

VA financing requires that a private water supply be safe and meet local health requirements. A VA well water test is common and lenders verify results within a set timeframe. See VA guidance on local property and water standards in the VA Home Loan resources.

USDA basics

USDA Rural Development typically requires well water quality testing by a state-certified lab. USDA may also ask for a septic evaluation if the appraiser or local RD office has questions about location or capacity. Your lender will confirm the exact panel and forms for your file.

Conventional basics

Conventional loans do not have a universal testing rule in every case. Appraisers note whether private systems are typical and functioning, and lenders can require a water test, well certification, septic certification, or repairs if concerns arise. If a system is off-site or shared, you will need recorded access and maintenance rights. See utility guidance in the Fannie Mae Selling Guide.

Tests and inspections you may need

Well water testing

Most lenders expect bacteriological testing for total coliform and E. coli, along with nitrates, nitrites, and sometimes lead or other local contaminants. Tests must be done by a state-certified lab or through the county. Anne Arundel’s guidance on well construction and potable water is summarized in the county’s installation guidelines.

Septic evaluation

A septic inspection or certification documents the tank, distribution box, drainfield, and overall function. If design documents or perc test records are missing, a lender can ask for additional verification. Ask the seller for pumping records and any maintenance invoices to show system care.

Timing and validity windows

Test validity windows vary by loan type and lender. VA well water tests are commonly treated as valid for about 90 days, and some programs accept results up to 120 to 150 days. Confirm your program’s window with your lender early. Learn more about VA timelines in this overview of VA well water standards.

Documents to gather early

• Well completion report and permit
• Well location map and any Certificate of Potability
• Most recent water test results and any radium or arsenic lab reports if available
• Septic installation permit, perc test results, and as-built
• Septic pumping and maintenance records
• Any recorded easements or maintenance agreements for shared or off-site systems

Costs and funding help

Repair and replacement costs vary by site and system type. A typical deep-well pump replacement often lands around the low thousands, while a new drilled well can run several thousand to 15,000-plus depending on depth and geology. Septic repairs can be modest for simple fixes and pumping, and full system replacements can range from several thousand to tens of thousands based on soil, setbacks, and design.

If costs are a concern, Anne Arundel County offers programs that can help eligible homeowners with needed repairs or replacement through local and Bay Restoration Fund resources. Review eligibility and current assistance on the county’s well and septic assistance program page.

From contract to closing

1. Confirm utility type. Ask if the property relies on a private well and septic, and request permits, records, and recent test results with your offer.
2. Add protections. Include a well and septic contingency so you can inspect, test, and resolve issues or exit if necessary.
3. Align with your lender. Ask which well test panel and documents they require for your loan type. Get this in writing.
4. Order inspections immediately. Schedule the well water test with a state-certified lab, and a septic inspection with a licensed contractor or the Health Department.
5. Watch validity windows. Time your tests so results are still valid for underwriting when you close.
6. Address findings. If tests fail or equipment is deficient, obtain written estimates, check permit needs, and coordinate repairs and retesting.
7. Document shared or off-site systems. Provide recorded easements and maintenance agreements if applicable.

Common issues and practical fixes

• Water test fails. Plan for treatment or repair, then retest within your loan’s validity window. Your lender may require proof of completed work.
• Septic concerns. If a system shows signs of failure, you may need repairs or replacement. Discuss escrow holdbacks or a closing delay if work cannot be finished before settlement.
• Unknown locations. If well or septic locations are unclear, request county records or contractor locating services to confirm setbacks and condition.
• Shared or off-site systems. Provide recorded rights and a maintenance agreement. Lenders usually require these documents to close.
• Distance conflicts. If a setback appears short of county standards, consult the Health Department promptly to review options and compliance.
• Low pressure or weak flow. A lender may ask for a flow or yield check. A licensed well contractor can document performance.

Buying in Edgewater with well and septic does not have to be stressful. With the right records, timely testing, and clear lender communication, you can protect your financing and move forward with confidence. If you would like a step-by-step plan tailored to your loan and timeline, reach out to the Christine Joyce & Jean Andrews Team. We are happy to coordinate the details and keep your closing on track.

FAQs

Will a well and septic block loan approval in Edgewater?

• No. FHA, VA, USDA, and conventional loans can approve homes with private well and septic if the systems function and meet local health and lender requirements. See FHA guidance in the HUD Handbook.

What well water tests are usually required in Anne Arundel County?

• Most lenders require bacteriological testing for coliform and E. coli, plus nitrates and often lead, completed by a state-certified lab or the county. See the county’s well installation and potability guidelines.

How long are VA well water test results valid for closing?

• VA lenders commonly treat results as valid for about 90 days, while other programs may allow longer windows. Confirm timing with your lender and review this overview of VA well water standards.

Who handles well and septic permits and records in Edgewater?

• The Anne Arundel County Department of Health oversees permits, inspections, and records. Start with the county’s wells and septic systems page for contacts and requests.

What local help exists if repairs are expensive?

• Anne Arundel offers a Well and Septic Assistance program and participates in Bay Restoration Fund grants for eligible homeowners. Check eligibility details on the county’s assistance program page.