When buying or selling property in Santa Cruz County, it's essential to be updated on county regulations, especially those involving point-of-sale inspections. Just as septic (OWTS) inspections became mandatory in 2023, starting September 1,  2025, properties with private wells must undergo point‑of‑sale well inspections. These new rules aim to protect buyers and sellers by ensuring well yield and water quality meet county standards.
Summary of the Ordinance
Beginning September 1, 2025, when a property is transferred, the seller must conduct tests on both the yield (the well’s production capacity) and water quality. These results must be shared with both the buyer and Santa Cruz County Environmental Health. No upgrades or treatments are required at the time of sale if such testing shows the IWS does not meet water quality or yield standards.
What’s Included in a Well Inspection
A compliant point‑of‑sale well inspection will include:
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Yield (flow rate) testing to verify sufficient water production.
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Water quality tests for bacteria, nitrates, and other relevant contaminants.
These evaluations determine whether the well meets functional and health standards expected by county regulations.
Why This Matters for Buyers and Sellers
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For Sellers: Completing a well inspection helps minimize liability, avoids last-minute surprises, and maintains transparency in the transaction.
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For Buyers: This requirement ensures peace of mind by confirming that the well delivers safe, reliable water, critical for daily living and long-term property value.
This mirrors the benefits of the septic inspection rule, supporting well-informed decisions and smoother closings.
Helping Sellers Prepare for a Sale
- Schedule yield and quality testing early, ideally before listing your property. The flow test takes anywhere between 30-60 minutes onsite but the lab testing can take 3-5 weeks in order to receive the results.
- Use qualified professionals:
- State Certified labs for water quality (testing similar or identical parameters).
- Licensed well contractors or pump testers for yield measurement.
- Real estate agents and other unqualified parties are not authorized to conduct and interpret these tests.
- Obtain complete results and provide them to both buyer and the county.
- Properly disclose any existing water treatment systems, recorded notices of nonstandard water quality, and details on well agreements or the water service provider.
Informing Buyers of What They Need to Know
It’s essential for buyers to have a clear understanding of a property’s water system.
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Review reports with a licensed water professional or county environmental health specialist. Your agent is not qualified to interpret these reports.
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Factor in the potential costs of treatment if the water does not meet current health standards.
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Evaluate the well’s long-term reliability, particularly during drought conditions.
If there are new findings during an escrow period or after an offer was submitted, negotiations may need to occur around price or the implementation of a water filtration system prior to closing.
Additional Resources
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Santa Cruz County Environmental Health: Rural Real Estate Sales / POS Program for approved providers, and evaluation process
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Free Water Quality Testing Program for details on testing parameters and support services for shared wells and low income homeowners.
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Santa Cruz County Association of Realtors for forms and other disclosures
Final Thoughts
Santa Cruz County’s implementation of both septic (OWTS) and well point-of-sale inspections reflects their commitment to safeguarding public health, water security, and real estate transparency. For sellers, addressing these requirements upfront boosts buyer confidence and transaction efficiency. For buyers, it means entering into property ownership with clear, documented understanding of essential systems.
