Septic & Well: What Lenders Expect in Snohomish

Buying or selling a home in Snohomish with a private well or septic system? You are not alone, and lenders see these every day. The key is proving the water is safe, the septic is functional, and both are legal to use long term. This guide shows you exactly what lenders expect, which local records to pull, and how to avoid last‑minute delays. Let’s dive in.

What lenders look for

Lenders want the property to be safe, marketable collateral. Private wells and on‑site sewage are acceptable when they are viable, sanitary, and legally usable. If public water or sewer is available and connection is feasible, lenders may consider or require it based on cost and practicality. See how appraisers report site utilities in the Fannie Mae Selling Guide.

Expect questions about water quality and quantity, septic sizing by bedroom count, setbacks, permits, and recorded rights if any system is shared or off‑site. Appraisers and underwriters may add conditions based on what they observe. The best move is to confirm your loan program early so you can meet its specific documentation timeline.

Snohomish rules and records

The Snohomish County Health Department is the local authority for wells and septic. They issue septic permits, keep as‑built drawings and service history, and provide operational reports that many lenders rely on. Start by reviewing the County’s septic permitting and records.

For water testing, Snohomish Health recommends routine testing and explains common parameters like coliform and nitrates, with extra steps when contaminants exceed limits. Learn more on the County’s water testing guidance.

Setbacks matter. Washington’s well code sets minimum distances of 50 feet from a septic tank and 100 feet from a drainfield for private wells, with local rules taking precedence if stricter. Review WAC 173‑160‑171 on well site location and setbacks.

If you plan to build or improve, the County addresses water supply and sewer access during permitting. Check county-level expectations on Sewer & Water Requirements.

Loan programs at a glance

Conventional loans

Conventional lenders accept private wells and septic when they meet community standards and are legally accessible. Appraisers report the utility types and any market impact. If concerns arise, lenders often request water tests, well logs, flow tests, septic as‑builts, and recorded easements for off‑site or shared systems. See the Fannie Mae guide for site utilities.

FHA loans

FHA requires potable water and sanitary sewage disposal that meet local and state health standards. FHA references minimum separation distances similar to state rules and assigns the lender to confirm water quality and quantity when needed. Review FHA policy in the HUD Single Family Handbook 4000.1.

VA loans

VA loans require a continuous, safe supply of potable water and effective sewage disposal. Water samples must be collected by a third party, and VA water test certifications are commonly valid for 90 days. See the VA circular for timing and testing expectations: VA water testing guidance.

USDA loans

USDA follows local health standards and requires safe, adequate water and sewage. Septic evaluations and water tests are required when issues are identified. Rules and timelines can vary by state and local office. Consult the USDA handbooks for process details.

Documents lenders request

Wells: what to gather

• Well log or driller’s report showing construction details and pump information. Snohomish Health outlines site review steps in its well site application guidance.
• Water quality lab report for total coliform/E. coli and nitrates, with other tests as required by health officials or your lender. Follow County guidance on water testing and labs.
• Pump test or flow verification if quantity is questioned. Your lender will specify method and duration based on the loan program.
• Recorded easements or maintenance agreements if the well is shared or located off‑site, consistent with Fannie Mae’s utility access requirements.

Septic: what to gather

• As‑built drawing and permit showing the system’s type, location, and bedroom design capacity. Find records through the County’s as‑built records portal.
• Recent service or operational report. Many lenders accept Health Department operational reports and OnlineRME records. Learn how records are submitted via OnlineRME reporting.
• Any repair permits or final approvals for past work. Unpermitted repairs are a common red flag. Review the County’s septic permitting overview.

Timelines and test validity

VA water test results are commonly valid for 90 days from certification. If your closing slips past that window, plan on a retest. See the VA circular on water test timing.

For FHA, conventional, and USDA loans, test validity and timing can vary by lender and local office. Confirm the program and requirements early with your lender and the Health Department. As a rule of thumb, order water testing early to protect your closing date. Snohomish County explains process and labs on its water testing page.

Red flags that slow closings

• No well log or incomplete well records, which can trigger a pump test and extra verification.
• Water test failures for coliform, nitrates, or other contaminants, which can require treatment or additional testing.
• Low or unproven well yield without storage documentation.
• Septic failure signs or an undersized system for the home’s bedroom count, which can require permitted repair or replacement.
• Shared wells without recorded agreements for access, maintenance, and capacity.

Smooth‑closing checklist

• Confirm your loan type with your lender on day one.
• Ask the seller for the well log, recent water test, septic as‑built, and service history.
• Order water testing as soon as you are under contract and clear on program timing.
• Pull County records and, if needed, request an operational report from Snohomish Health.
• Verify setbacks and legal access, especially for any shared or off‑site systems.

Next steps

If you are preparing to buy or sell a Snohomish home with a private well or septic, the right paperwork at the right time makes all the difference. We regularly help clients coordinate records, testing, and timelines so you can move forward with confidence. For a tailored plan and introductions to trusted local resources, reach out to John Thompson.

FAQs

What water tests do Snohomish lenders usually require for private wells?

• Most lenders ask for lab results for total coliform and nitrates, with additional testing when local conditions or appraisers indicate risk.

How far must a private well be from a septic system in Washington?

• State rules set minimums of 50 feet from a septic tank and 100 feet from a drainfield, with local standards taking precedence if stricter.

How long are VA water tests valid when financing in Snohomish?

• VA water test certifications are commonly valid for 90 days from the certification date, and retesting is often needed if closing is delayed.

What is a septic as‑built, and where do you find it in Snohomish?

• An as‑built is the official record of the septic system’s layout, type, and design capacity. You can request it from the County’s records portal or from the seller.

What if the property uses a shared well in Snohomish?

• Lenders typically require recorded access and maintenance agreements, proof of capacity for all users, and recent certified water test results.