Listing a rural home near Licking and wondering how your well and septic will affect the sale? You are not alone. Buyers and lenders often ask for proof that private water and onsite wastewater systems are safe and working. In this guide, you will learn exactly what to check, who to hire, what it costs, and how to keep your closing on track. Let’s dive in.
Why pre-listing checks matter in Licking
If your property uses a private well and a septic system, a few smart checks before you list can prevent last-minute delays. Buyers want confidence in water quality and septic performance. Lenders may ask for test results or inspections. When you provide recent reports, you reduce surprises and protect your timeline.
Know the rules in Texas County
Missouri sets statewide standards for onsite wastewater and wells, but counties handle permits and transfer practices. The state notes that some counties require septic evaluations at sale and that local rules vary. Start by confirming Texas County’s expectations on transfer inspections and records. You can review the state’s overview of onsite wastewater rules and county variability on the Missouri Department of Health and Senior Services site for context: Missouri DHSS onsite wastewater FAQs.
What lenders and buyers expect
Public health guidance recommends regular well testing for safety. The EPA suggests at least annual testing for total coliform and nitrate, with more tests added if risks are present. See the EPA’s overview here: Private drinking water wells guidance.
Loan programs may also ask for documentation. FHA does not require well tests in every case, but appraisers or local rules can trigger testing and septic review. Learn more in FHA guidance on wells. USDA rural loans commonly require well water tests and may expect a septic evaluation. See an overview of USDA practices here: USDA loans and well-septic basics.
Your pre-listing checklist
Administrative records and disclosures
- Contact Texas County offices to request any septic permits, as-built drawings, and well logs. If records are missing, plan for a field evaluation and include what you learn in your disclosures. State guidance explains county-by-county differences: DHSS onsite wastewater FAQs.
- Complete Missouri’s standard Seller’s Disclosure plus the Water Well and Sewage System disclosure rider. Providing these up front builds trust and reduces disputes. See the standard forms reference: Missouri REALTORS disclosure forms.
Septic inspection and pumping
- Schedule an inspection with a qualified Missouri onsite wastewater professional. A proper evaluation looks at tank condition, sludge and scum levels, drainfield performance, and any signs of failure. Counties may require this for transfers, and it is a best practice even when not required.
- Plan for tank pumping if the inspector recommends it or if local practice expects it. Pumping allows a better look at the tank and gives buyers current information. Many programs require or recommend pumping before inspection. See an example of common practices here: Septic O and M and pumping FAQs.
Well inspection and water testing
- Do a visual well check. Confirm the sanitary cap is tight, the casing is intact and extends above grade, and visible components look safe and maintained. Missouri well rules describe sanitary features and construction standards. For context, review the Missouri well construction code excerpt.
- Order lab tests before you list. At minimum, test for total coliform with E. coli follow-up and nitrate. If your location or history suggests added risks, consider arsenic and lead or other analytes. The EPA outlines what to test and how often in its private well guidance. Use a state-certified drinking water lab.
- Know timelines. Basic bacteria results often come back within 24 to 72 hours, and chemistry panels can take several days. Public labs sometimes offer fast, low-cost bacteria testing. For an example of typical turnaround and pricing ranges, see this regional public lab page: County regional lab information.
Documentation for your listing
- Gather and share: septic permit and as-built, the septic inspection report and pump receipt, well log or permit, and all lab results. Include your completed Seller’s Disclosure and the Water Well and Sewage System rider. Clear documentation builds buyer confidence and speeds underwriting.
Costs and timelines to expect
- Septic inspection: many routine evaluations run about 150 to 400 dollars depending on scope and local practice. Pumping often costs about 250 to 600 dollars based on tank size and access. See typical practices here: Septic O and M and pumping FAQs.
- Well water testing: a basic bacteria and nitrate panel typically ranges from about 25 to 150 dollars depending on the lab. Expanded metals or VOC panels can run 100 to 500 dollars or more, and specialized PFAS testing is higher.
- Timing: allow 1 to 3 weeks to schedule inspections, receive lab results, and handle small fixes. Larger repairs and any permits take longer, so build buffer into your plan.
How it helps negotiations and closing
- Fewer contingencies. When you provide recent, certified reports, buyers often waive additional testing or limit requests.
- Faster lender clearance. If an appraiser or program requires tests, having them ready can avoid closing delays.
- Clear pricing strategy. Fix smaller items before listing, or disclose and offer credits where that makes sense. Your agent can help you weigh options if larger repairs are involved.
Who to hire in Missouri
- Septic inspectors. Look for Missouri DHSS-registered onsite wastewater professionals or county-certified inspectors with real estate transfer experience. State guidance and your local health office can point you to qualified pros.
- Well contractors and labs. Use a certified well contractor for condition checks or pump tests, and submit samples to a state-certified drinking water laboratory. The EPA private well page explains what to test and how to find certified labs.
Ready to list with confidence?
If your Licking property runs on a private well and septic, a short pre-listing program can save weeks at closing and protect your sale price. If you want help sequencing inspections, gathering records, and presenting results to buyers, reach out to The Closers Real Estate Team. We know rural transactions and can help you get market-ready with less stress.
FAQs
What does Texas County require for septic at sale?
- Requirements vary by county in Missouri, so confirm with the Texas County Health Department if a transfer inspection or pumping is required, then follow the process they provide. See the state’s overview of county variability here: DHSS onsite wastewater FAQs.
What well water tests should I run before listing?
- At minimum, test for total coliform with E. coli follow-up and nitrate, and add site-relevant analytes like arsenic or lead if advised. See EPA guidance on what to test and how often: Private drinking water wells.
Will FHA or USDA loans require my well or septic to be tested?
- It depends on the program and what the appraiser observes. FHA can require testing based on local rules or concerns, and USDA commonly requires a well test and may expect a septic evaluation. See FHA well guidance and USDA loan basics.
How fast will lab results come back?
- Bacteria tests commonly return within 24 to 72 hours and chemistry panels can take several days, depending on the lab. For an example of typical turnaround times, see this public lab reference: Regional lab information.
What if tests find a problem or nearby risks?
- Disclose what you know, consult qualified contractors or labs for retesting or treatment, and discuss repair or credit options with your agent. Missouri also requires disclosure of known waste sites, which you can review here: Missouri waste site disclosure statute.
