Thinking about buying or selling a Sullivan County home with a private well? Safe, good‑tasting water is essential, and lenders, inspectors, and buyers will expect clear results. If you are new to country property, the testing process can feel technical fast. This guide gives you a simple plan for what to test, when to test, how to sample correctly, and what to do with the results in Sullivan County. Let’s dive in.
Why well testing matters in Sullivan County
Private wells are your responsibility in New York. They are not regulated by the federal Safe Drinking Water Act. The New York State Department of Health advises testing for bacteria at least once a year and testing other contaminants every 3 to 5 years, and any time after flooding or a noticeable change in the water. See the state’s reminder to private well owners in the NYSDOH guidance on testing frequency.
Local risks mirror many rural areas. Common pathways include septic systems, agricultural runoff, leaking fuel tanks, buried waste, and natural minerals in bedrock. NYSDOH’s residential testing fact sheet outlines typical concerns for private wells and the related test options. Review the Recommended Residential Water Quality Testing.
PFAS have been detected near the Sullivan County International Airport in the Town of Bethel. The site is listed in the State Superfund program related to firefighting foam use. If a property is near the airport or other known release sites, consider PFAS testing. See local coverage of the airport Superfund listing and testing response.
What to test and when
Baseline tests for new or untested wells
For a newly drilled or never‑tested residential well, NYSDOH recommends a core panel that commonly includes:
- Total coliform and E. coli
- Nitrate and nitrite
- Arsenic and lead
- Iron and manganese
- Turbidity, pH, hardness, alkalinity, and sodium
Add other analytes if local geology or nearby land use suggests risk. See the state’s full list in the residential testing fact sheet.
Routine schedule for homeowners
- Test for bacteria yearly.
- Test chemical parameters every 3 to 5 years.
- Test after servicing the well, after flooding, or if taste, odor, or color changes. NYSDOH notes late spring to early summer is often a good time for routine testing after spring runoff. Review the state’s testing frequency overview.
When to order extra tests
Target specific risks with targeted tests:
- Near farms or active lawn care: consider pesticides and nitrates.
- Near fuel tanks, auto shops, or former industrial sites: consider VOCs.
- Near airports or fire training areas: consider PFAS.
- Older plumbing or potentially corrosive water: check lead and copper. NYSDOH ties risks to test choices in the residential testing fact sheet and provides PFAS guidance for private wells in its PFAS in Private Wells page.
How testing works in Sullivan County
Choose an ELAP‑certified lab
Use a lab certified by New York’s Wadsworth Center Environmental Laboratory Approval Program. Search the official list and confirm the lab is certified for potable water and for the exact analytes you need. Start with the Wadsworth ELAP directory. Ask about sample bottles, pickup or drop‑off, holding times, and chain‑of‑custody.
What testing costs
Basic bacteriology and a few chemical tests often range from about 100 to 400 dollars. Adding comprehensive chemistry, VOCs, or PFAS can raise the total by several hundred dollars. Prices vary by lab, analytes, and whether a technician collects the samples. See typical ranges in this industry cost overview. Always get a written quote from your chosen ELAP lab.
Who collects and when to schedule
Many homeowners collect bacteriology and basic chemistry using lab‑provided bottles and instructions. For real estate closings, PFAS, VOCs, or when chain‑of‑custody is required, it is common to have a certified sampler or lab technician collect for a fee. Routine testing often fits well in late spring or early summer, but test sooner after any flood, repair, or sudden change. See NYSDOH’s testing frequency guidance.
Sample collection basics
Bacteria samples
Follow your lab’s instructions exactly. Use the sterile bacteriology bottle they provide. Do not rinse it. Flush the faucet for 4 to 5 minutes, collect the sample without touching the inside of the cap or bottle, refrigerate immediately, and deliver within the holding time. NYSDOH has a step‑by‑step guide for sampling and restarting a well after disinfection. Review the well sampling and restoration guide.
Chemical, VOC, and PFAS samples
Labs will provide the correct bottles for metals, nitrate, VOCs, or PFAS and explain temperature and handling requirements. PFAS sampling is more exacting, with specific kits and materials. Confirm the lab’s PFAS sampling protocol before you collect. See NYSDOH’s PFAS guidance for private wells.
Understanding results and next steps
New York uses public water maximum contaminant levels as guidance for private wells. If results exceed health‑based guidance, do not use the water for drinking or cooking until you address the issue. Contact Sullivan County Public Health for local direction and next steps. See the state’s overview of private well evaluation in the residential testing fact sheet and the county’s Public Health page.
If bacteria are present, disinfect the well and plumbing, repair the source of contamination if identified, and retest to confirm the system is clear. Follow NYSDOH’s well disinfection procedure. If you suspect gasoline, heating oil, or a chemical spill, call the DEC spill hotline at 800‑457‑7362.
For PFAS or other emerging contaminants, New York uses public water limits as action guidance for private wells. Discuss your result with the county health department. They can advise on options such as point‑of‑use or point‑of‑entry treatment and any available assistance programs outlined in NYSDOH’s PFAS in Private Wells guidance.
Treatment options at a glance
- Microbial contamination: shock chlorination, repair well components, and retest.
- Iron, manganese, hardness: whole‑house filters or softeners.
- Arsenic, lead, nitrates: point‑of‑use reverse osmosis or certified adsorption systems at the kitchen tap.
- PFAS: properly sized granulated activated carbon or reverse osmosis, with filter maintenance on schedule.
Real estate: what buyers and sellers should do
Seller disclosures and timing
New York requires sellers to complete the Property Condition Disclosure Statement and disclose known well or water issues. The form is not a substitute for testing, and buyers often request water tests during inspections. See the law at Real Property Law §462. To reduce friction later, many sellers order a baseline panel before listing and keep documentation handy.
Buyer and seller checklists
For buyers
- Ask for ELAP‑certified lab testing and specify analytes that match the property’s risks.
- Align sampling with your inspection contingency and review results before removing it.
- If results exceed guidance, negotiate repairs, price adjustments, or treatment, and plan follow‑up testing after work is complete.
For sellers
- Test before listing and retain clear records of results, maintenance, and any treatment service.
- Address simple fixes in advance when practical and be ready to share documentation.
- Work with your attorney to handle disclosures and any negotiated remediation.
Get local guidance you can trust
Buying or selling a country home is easier when you have a clear plan for well testing and timelines. Fresh Air Realty helps you structure smart contingencies, interpret next steps in plain English, and keep your transaction on track. If you want a second‑home savvy partner for Sullivan County, reach out to Joseph Satto to start the conversation.
FAQs
How often should I test a private well in Sullivan County?
- NYSDOH advises testing for bacteria yearly and other contaminants every 3 to 5 years, and after flooding or water changes.
What should I include in a basic well test for a home purchase?
- A typical NYSDOH baseline includes total coliform and E. coli, nitrate and nitrite, arsenic, lead, iron, manganese, turbidity, pH, hardness, alkalinity, and sodium.
Do I need PFAS testing near the Bethel airport?
- If the property is near Sullivan County International Airport or other known release sites, consider PFAS testing given the documented Superfund listing and prior detections.
How much does well testing cost around here?
- Basic bacteria and a few chemical tests often run 100 to 400 dollars, while comprehensive chemistry, VOCs, or PFAS can add several hundred dollars.
What if my well test fails during a purchase?
- Do not drink the water, consult the county health department, address the issue with disinfection or treatment as appropriate, and negotiate repairs or credits before closing.