Selling a rural Yerington home often means selling a private well and septic along with it. The right pre-listing checks can prevent delays, protect your pricing power, and give buyers confidence. You want a smooth escrow and fewer surprises. This guide shows you exactly what to pull, test, and document in Yerington so you can list with confidence. Let’s dive in.
Why these checks matter in Yerington
Nevada requires sellers to provide a Seller’s Real Property Disclosure, which specifically asks about the well, pump, septic tank, and leach field. You must disclose known issues, so getting ahead of problems is smart and legally sound. Review the state’s form to understand what you will need to answer honestly on the SRPD. See the Seller’s Real Property Disclosure form.
Local context matters too. Parts of Yerington and Mason Valley sit near the historic Anaconda Mine area, where regulators have documented groundwater concerns in some locations. If your property is nearby, it is prudent to test for metals like arsenic and uranium. You can read about the site’s history and contaminants in this Anaconda Mine health consultation summary.
Your pre-listing well checklist
Pull the right records
- Well log and permit or registration. Check the Nevada Division of Water Resources for well records, permits, drilling details, and any water-right conditions. Start here: Nevada Division of Water Resources.
- County files. Lyon County’s Building Department can point you to permit records tied to well work on the property. Visit Lyon County Building.
- Service history. Gather pump age, pressure tank age, repair invoices, and any prior water test results.
Inspect the wellhead and equipment
- Sanitary wellhead check. Confirm the cap is sealed, the vent is screened, and the casing is protected from surface water. The CDC recommends regular sanitary inspections for private wells. Review CDC guidance on private well testing.
- Performance check. Have a licensed well contractor verify flow rate, drawdown, and recovery. Record the static water level and pump age for your listing notes.
Order certified water testing
At minimum, order a certified lab panel for:
- Total coliform and E. coli. Baseline safety test.
- Nitrate. Especially important where septic systems and agriculture are common.
- pH and TDS. General indicators that can affect plumbing and taste.
Given Yerington’s regional geology and history, also consider:
- Arsenic and uranium. Common additions near mining-impacted areas.
- A broader metals panel if conditions suggest it.
CDC advises using a certified laboratory and testing annually for core parameters. Learn more in the CDC’s private well testing overview.
Handle results and disclosure
- If tests show a concern, disclose the findings on the SRPD and present a practical plan, such as treatment options or pricing strategy. Transparency builds trust. Review the Nevada SRPD so you know what must be reported.
Your pre-listing septic checklist
Find permits and past work
- Pull septic permits, the as-built or plan, any approval or operation letters, repair permits, and the most recent pump-out or inspection receipts. Start with Lyon County Building. For statewide rules and forms, see the NDEP Onsite Sewage Disposal System program.
Do a visual and functional review
- Locate tank lids, inspection ports, cleanouts, and the distribution box. Mark locations for the buyer’s inspector.
- If present, confirm pumps, floats, alarms, or timers work.
- Look for signs of trouble like soggy soil over the drainfield, slow drains, odors, or backups. If you know of an issue, you must disclose it on the SRPD.
Schedule pumping and a septic inspection
- Many sellers pump the tank and have an inspection before listing to reduce surprises. Inspectors typically review the tank, baffles, distribution box, and drainfield function. For a general overview of typical services and costs, see this septic inspection and pumping guide.
Permits, transfers, and when upgrades apply
- Nevada administrative rules set technical standards for individual sewage disposal systems and address permit and transfer conditions. Check relevant sections in NAC 445A and consult the NDEP program page for guidance.
Yerington water quality: what to test and why
- Historic mining nearby means arsenic and uranium can be relevant in parts of Mason Valley. The Anaconda Mine consultation summary provides useful context.
- Studies have found elevated arsenic in a portion of private wells across rural Nevada. See reporting on a Desert Research Institute study here: arsenic and heavy metals in rural wells.
- Private wells near septic systems should be checked for nitrate and bacteria at least annually. The CDC’s private well testing page outlines core tests.
- PFAS and other emerging contaminants are an evolving topic. Consider site history before adding specialized tests.
Timeline and typical costs
Here are typical pre-listing time frames in Lyon County and Nevada:
- Records pull from county/state: 1 to 7 business days. Start with Lyon County Building.
- Well contractor field checks: same day to 1 to 2 weeks depending on availability.
- Certified lab water tests: 3 to 10 business days for standard panels. See CDC testing guidance.
- Septic pump and inspection: schedule in 1 to 14 days. For a service overview, see this septic guide.
Typical cost ranges:
- Well water testing. Basic bacterial and nitrate panels are often $30 to $150 through certified labs or local programs. See examples on this county well testing page.
- Septic services. Many inspections and pump-outs fall in the low hundreds to mid hundreds, depending on scope and tank size. Review this septic inspection and pumping overview for typical ranges.
What to include in your listing packet
- Well log, permit or registration, and any water-right documents.
- Recent lab results with the lab name and sample date.
- Pump and pressure tank ages, service invoices, and the recorded static water level.
- Septic permit and as-built, certificate of approval or operation, pump-out receipts, and the latest inspection report.
- Any engineering reports or repair invoices.
Pro tips to reduce buyer objections
- Test early with a certified lab and push results to your online listing package.
- Document static water level, well depth, and pump age in your disclosures.
- Mark and photograph septic access points for inspectors.
- If a result is out of range, price and negotiate with transparency. Provide quotes or treatment options alongside your SRPD.
If you want a clear plan for your Yerington sale, local guidance goes a long way. For pricing strategy, listing representation, and full-service transaction support across Northern Nevada, reach out to Faught Group.
FAQs
Do I need a well or septic inspection to sell in Nevada?
- Nevada does not require a universal well or septic inspection for every sale, but you must disclose known issues on the SRPD. Some permits or local conditions can require inspection or certification, so check Lyon County and state program rules.
Which well tests do buyers expect in Yerington?
- Most buyers expect certified lab results for total coliform and E. coli, nitrate, and often arsenic and uranium due to regional context. pH and TDS are useful add-ons.
What if my water test fails before I list?
- Disclose the result on the SRPD and present clear options, such as treatment, repair, or pricing adjustments. Handling it upfront builds buyer confidence.
How long do certified lab results take in Lyon County?
- Standard panels often return in 3 to 10 business days, with specialized metals or VOC testing taking longer depending on the lab schedule.
Are there low-cost or free well test programs near Yerington?
- At times, counties, universities, or conservation groups offer low-cost screening events. Ask Lyon County or check Nevada programs periodically for offerings.
