Should You Still Buy That Lake House if the Water’s Contaminated? How To Check (and How To Fix It)

You may fantasize about owing a comfortable lake house in a quiet rural setting, but such homes often come with their own problems. Among other issues, well water can contain higher-than-acceptable levels of uranium and/or radon. Fortunately, you don’t have to give up on your dream of having a vacation home, as there are systems you can have installed that filter out these contaminants.

Key Takeaways

• Uranium and radon occur naturally but can be hazardous to your health if they exceed certain levels.
• Municipal water systems filter out these contaminants, but homeowners who rely on well water may need to mitigate the problem on their own.
• If you’re considering getting a mortgage for a home with contaminated well water, you may be in a position to negotiate a lower price with the seller.

Understanding the Contaminants

Uranium in Drinking Water

Uranium is a naturally occurring radioactive element that’s widely found in water, soil, and rock. According to the International Atomic Energy Agency, “Uranium is among the more common elements in the earth’s crust—about 500 times more common than gold.” Some 99% of the earth’s uranium is known as U-238, which isn’t the type primarily used to power nuclear reactors or build atomic bombs.

However, just because uranium is ubiquitous in nature doesn’t mean that it’s good for you. Uranium can accumulate in the human body when it’s ingested or inhaled. In sufficient quantity, that can potentially lead to kidney damage, weakened bones, respiratory diseases, and lung cancer. However, it’s worth noting that people who frequently come in contact with high amounts of uranium, such as miners, are at far greater risk than the general population.

The Environmental Protection Agency (EPA) sets a maximum contaminant level (MCL) for uranium in drinking water of 30 micrograms per liter (µg/L), and public water systems are expected to comply.

Radon in Water

Radon is an odorless, radioactive gas that’s found in both soil and water. While it’s of little danger outdoors, it can be hazardous when it builds up inside your home. Radon gas is associated with an increased risk of developing lung cancer and is of particular danger to people who smoke.

Most radon enters homes through the air, but it can also be released when you shower or run water for other purposes. Drinking radon-contaminated water is associated with a very small number of stomach cancer deaths each year, making that far less of a concern than breathing it.

The EPA doesn’t set enforceable standards for radon in water, but it recommends that “because there is no known safe level of exposure to radon,” Americans consider taking action if the radon level in their home (from all sources) exceeds 2 picocuries per liter (2 pCi/L).

Important

Uranium and radon aren’t the only health concerns raised by the use of well water or perhaps even the most likely or imminent dangers that the water poses. In fact, while the EPA suggests testing well water every three years for radionuclides, such as uranium and radon, it recommends testing for bacteria, nitrates, viruses, and similar contaminants on an annual basis.

Should You Walk Away or Move Forward?

In many states, home sellers are required to disclose any of the home’s defects that they’re aware of. However, a seller who’s never had their water tested for uranium or radon can most likely plead ignorance. That means it’s up to the potential buyer to request the relevant tests. 

If you’re buying a home, you’ll usually want to have it professionally inspected before sealing the deal. Your lender, if you’re taking out a mortgage, may also require one. You can request that your water be tested as part of that process.

These are some questions to ask:

1. What are the current levels of uranium and radon in the water as well as that of radon in the home generally?
2. How do those compare to the EPA’s (or other relevant authority’s) recommended safe levels?
3. What, if any, effort is the current owner making to mitigate the problem?

Depending on the extent of the problem, you’ll want to look into what fixing it would cost you and how much risk your family, especially children or the elderly, might face in the meantime.

You may decide that, all in all, dealing with the problem wouldn’t be worth the cost or effort involved—especially if you were hoping to buy a place where you could unwind and relax rather than take on a big to-do list.

Mitigation Options and Costs

Homeowners have a variety of options for mitigating problems associated with contaminated well water, if that’s the route you choose to take.

The EPA says that it has found ion exchange and reverse osmosis systems effective in removing radionuclides. That can include both uranium and radium, the latter of which breaks down to form radon gas.

These systems can be either “point-of-use” (installed on individual taps) or “point-of-entry” (connected to the waterline entering your home for whole-house coverage). Which type you might prefer will depend on the contamination problems you have, what you use your water for, and how much you can afford to spend.

For radon specifically, the EPA recommends either granular activated carbon (GAC) filters, which filter radon gas out of the water and store it, or aeration devices, which expel the radon gas before it can enter the home.

Costs for these systems can vary widely, depending on their type and complexity. For example, the website Angi reports that reverse osmosis systems may range anywhere from $150 to $10,000. Countertop point-of-use models averaged $200 to $700, undersink models $200 to $800, and whole-house systems $1,000 to $4,800.

Note that you’ll most likely want to use a professional installer, such as a licensed plumber with experience in this area. The Water Quality Association, a trade group, also has a certification program leading to several professional designations, including certified installer and certified service technician. In addition, you should have your system inspected periodically, which can add to the cost.

Negotiating With the Seller

If you discover that a home you wish to buy has problems with well water, and you like the place too much to just walk away, consider negotiating. You might, for example, ask for a price reduction that’s adequate to compensate you for the cost and hassle of fixing the issue.

As an alternative, you could ask the seller to fix it before you complete the transaction and move in, writing that into the purchase contract as a contingency.

The Bottom Line

Contaminated well water is common in many parts of the United States where homeowners aren’t connected to a municipal water system. The problem is fixable and needn’t be a deal-breaker for buyers who otherwise like a particular property. But because of the potential health risks, contamination isn’t something you should ignore, so be sure to get an inspection before you move in and periodically after you take possession of the home.