In West Michigan, “on a well” is common once you get outside the core municipal-service areas. And in a real estate transaction, well water is one of the few issues that can feel totally fine at the showing, then become an urgent health and financing problem once a lab report hits your inbox.
This article is a closing-focused playbook for the two well-water risks I see create the most confusion in practice: arsenic (often naturally occurring) and nitrate/nitrite (often tied to land use and system condition). The goal is not to scare you. The goal is to help you structure testing and negotiation so you do not end up with a “we need an answer in 48 hours” moment right before closing.
First, the baseline: Michigan’s recommended private-well testing cadence
Michigan’s Department of Health and Human Services (MDHHS) recommends a simple schedule for private residential wells:
- Every year: coliform bacteria and E. coli, nitrate, nitrite
- Every 3 to 5 years: arsenic and lead
- At least once: PFAS
They also recommend testing sooner after flooding near the well, well repairs, changes in taste/color/odor, or when a pregnancy or infant is in the household. ([michigan.gov](https://www.michigan.gov/mdhhs/safety-injury-prev/environmental-health/topics/care-for-mi-drinking-water/test?utm_source=openai))
Real estate implication: a seller can be completely honest when they say, “We’ve never had a problem,” and still have a buyer discover an exceedance, because many contaminants have no taste, smell, or visible clues.
The two “invisible” issues that matter most for West Michigan transactions
1) Arsenic: commonly natural, not a “property maintenance” issue
EGLE (Michigan’s Department of Environment, Great Lakes, and Energy) notes that arsenic naturally occurs in mineral deposits and can dissolve into groundwater. Michigan has naturally higher arsenic levels in groundwater, and the only way to know your level is a lab test. ([michigan.gov](https://www.michigan.gov/documents/deq/deq-wd-gws-wcu-arsenicwellwater_270592_7.pdf))
EGLE also makes a point that matters for buyer anxiety during inspections: arsenic is not readily absorbed through the skin, so showering and washing are not typically the exposure pathway people should focus on. The concern is primarily drinking and cooking water. ([michigan.gov](https://www.michigan.gov/documents/deq/deq-wd-gws-wcu-arsenicwellwater_270592_7.pdf))
2) Nitrate and nitrite: can point to shallow wells, well integrity, or nearby sources
MDHHS emphasizes that nitrate and nitrite have no taste, color, or odor, so testing is the only way to know. They also recommend testing every year. ([michigan.gov](https://www.michigan.gov/-/media/Project/Websites/mdhhs/Folder1/Folder29/Nitrate_Nitrite_in_Drinking_Water_09-12-2019_FINAL_ENGLISH.pdf?rev=a7f592465f8945c4b31bcb2155f22fd7))
Nitrate risk increases with factors like shallow wells, damaged well components, and nearby sources such as fertilizers, livestock waste, and failing septic systems. ([michigan.gov](https://www.michigan.gov/documents/deq/deq-wd-gws-ciu-nitratebrochure_270430_7.pdf))
What the numbers mean (and how labs may report them)
Arsenic: 10 ppb is the key threshold you will hear referenced
EGLE points to the federal maximum contaminant level (MCL) for public water supplies: 0.010 mg/L, which is equivalent to 10 parts per billion (ppb). EGLE uses the same health advisory recommendation for private wells, and recommends not using the water for drinking or cooking if it exceeds 0.010 mg/L. ([michigan.gov](https://www.michigan.gov/egle/about/organization/drinking-water-and-environmental-health/water-well-construction/guidance-materials/arsenic-in-well-water))
Nitrate and nitrite: watch nitrate at 10 mg/L and nitrite at 1.0 mg/L
MDHHS states the MCL for nitrate is 10 mg/L and for nitrite is 1.0 mg/L. They also note that labs may show mg/L or ppm, and for these results mg/L is the same as ppm. ([michigan.gov](https://www.michigan.gov/-/media/Project/Websites/mdhhs/Folder1/Folder29/Nitrate_Nitrite_in_Drinking_Water_09-12-2019_FINAL_ENGLISH.pdf?rev=a7f592465f8945c4b31bcb2155f22fd7))
Real estate implication: if you are reviewing a report quickly during an inspection period, take 30 seconds to confirm the unit and whether the number is reported as “nitrate as N” or another convention. When in doubt, ask the lab or your local health department for interpretation guidance.
How to build a well-water plan into your offer (without slowing your deal down)
Step 1: Decide what you are testing for before you write
If a home is on a private well, I prefer buyers make a clear plan up front for:
- Bacteria (total coliform and E. coli)
- Nitrate and nitrite
- Arsenic
In Ottawa County, for example, the county specifically encourages annual well testing for total coliform bacteria and nitrates, plus other indicators, and calls out naturally occurring contaminants like arsenic as possible concerns. ([miottawa.org](https://miottawa.org/health/environmental/well-water-testing/))
Why it matters: if arsenic is not on the initial lab order, it is common to lose a week ordering the right bottle, re-sampling, and waiting for results. That can turn into an extension request, or a rushed negotiation with less leverage.
Step 2: Use the inspection window intentionally
Most contracts give you a defined inspection period. Treat well-water sampling as something you schedule immediately, not something you do “after the home inspection.” Sampling and lab turnaround times vary by lab and season. The earlier the sample is collected, the more time you have to evaluate treatment options and negotiate cleanly.
Step 3: Plan for a clean negotiation path if results are high
When water results come back above recommended levels, the negotiation usually becomes one of these:
- Seller installs treatment prior to closing (with invoice, specs, and ideally a follow-up test).
- Seller credit or price adjustment, and buyer installs after closing.
- Escrow holdback for a defined scope, when timing is tight and everyone agrees on the plan.
Which is best depends on occupancy timing, lender constraints, and whether the buyer wants control of the vendor selection and maintenance setup.
If arsenic is high: what actually works (and what does not)
EGLE’s guidance is unusually practical for homeowners and buyers. Options include connecting to municipal water if available, modifying or replacing the well (sometimes viable, sometimes not), using bottled water, or installing treatment. ([michigan.gov](https://www.michigan.gov/egle/about/organization/drinking-water-and-environmental-health/water-well-construction/guidance-materials/arsenic-in-well-water))
For residential treatment, EGLE notes that point-of-use reverse osmosis (RO) or arsenic adsorption media cartridge filters are often the most effective and practical approaches. They also note that water softeners and activated carbon filters do not reduce arsenic effectively, which is important because many West Michigan homes already have softeners and owners assume they are covered. ([michigan.gov](https://www.michigan.gov/documents/deq/deq-wd-gws-wcu-arsenicwellwater_270592_7.pdf))
Transaction tip: if the seller says, “We have filtration,” ask what type, what it is designed to remove, and whether it is certified for arsenic reduction. EGLE recommends units certified by NSF for arsenic reduction and installed to specifications. ([michigan.gov](https://www.michigan.gov/documents/deq/deq-wd-gws-wcu-arsenicwellwater_270592_7.pdf))
If nitrate or nitrite is high: the two fastest mistakes to avoid
Mistake 1: Thinking boiling solves it
MDHHS is direct here: you cannot remove nitrate or nitrite by boiling. Boiling can actually increase the concentration in the remaining water. ([michigan.gov](https://www.michigan.gov/-/media/Project/Websites/mdhhs/Folder1/Folder29/Nitrate_Nitrite_in_Drinking_Water_09-12-2019_FINAL_ENGLISH.pdf?rev=a7f592465f8945c4b31bcb2155f22fd7))
Mistake 2: Treating it like “just a filter swap” without diagnosing the source
MDHHS advises talking with your local health department to identify and fix the problem. Treatment options they list include reverse osmosis, ion exchange, or distillation systems (all of which require correct installation and maintenance), or drilling a new well. ([michigan.gov](https://www.michigan.gov/-/media/Project/Websites/mdhhs/Folder1/Folder29/Nitrate_Nitrite_in_Drinking_Water_09-12-2019_FINAL_ENGLISH.pdf?rev=a7f592465f8945c4b31bcb2155f22fd7))
Real estate implication: if nitrate is high, the buyer should be thinking about more than a point-of-use filter. It is also a prompt to look carefully at well depth, well condition, nearby septic conditions, and land use in the immediate area. That is not about blame. It is about risk management and long-term confidence.
Where to get testing done in West Michigan (and what “state certified” actually means)
For arsenic testing, EGLE advises contacting EGLE’s Drinking Water Laboratory (or any commercial laboratory certified to test for arsenic), and notes that local health departments can help with certified lab lists or arrangements. ([michigan.gov](https://www.michigan.gov/egle/about/organization/drinking-water-and-environmental-health/water-well-construction/guidance-materials/arsenic-in-well-water))
Ottawa County also provides guidance on who should test wells and notes that state and local departments often test for items like nitrates and coliforms, and that counties can help you identify state-certified labs for other contaminants. ([miottawa.org](https://miottawa.org/health/environmental/well-water-testing/))
If you are trying to budget and schedule locally, Ottawa County publicly posts a fee schedule that includes “self-service water testing” items like bacteria (coliform) and partial-chemistry options, with a note that rates are subject to change. ([miottawa.org](https://miottawa.org/health/environmental/fees/))
And for buyers or sellers who want to go one level deeper, EGLE maintains laboratory services and a laboratory certification program for drinking water analysis. ([michigan.gov](https://www.michigan.gov/en/egle/about/Organization/Remediation-and-Redevelopment/laboratory?utm_source=openai))
Seller strategy: the simplest way to keep well water from becoming a deal renegotiation
If you are selling a well property in West Michigan, you do not need to “pre-solve” every possible water issue. But you do want to avoid avoidable surprises.
- Test early enough to act: if you wait until a buyer tests, you are negotiating under a deadline you do not control.
- Keep the paper trail: lab reports, treatment invoices, warranty info, and maintenance schedules should be easy to hand to a buyer and lender.
- Do not overclaim: saying “we have filtration” is not the same as showing that a system is designed for arsenic or nitrate reduction, installed correctly, and maintained.
Buyer strategy: how to keep leverage without being unreasonable
When water results come back elevated, good outcomes usually come from being both clear and realistic:
- Be specific about the remedy (install RO at kitchen sink with specified capacity, or point-of-entry media system, or credit based on a written quote).
- Be specific about proof (invoice, model specs, and a re-test or documented commissioning if appropriate).
- Protect your timeline by ordering the right tests immediately after acceptance.
Not every exceedance is a “walk away.” But every exceedance deserves a plan that protects health and resale, and that plan should be documented cleanly.
How Thomas approaches well-water risk in a transaction
My job in a well transaction is to keep water quality from becoming a last-minute crisis by getting the right test ordered early, interpreting the results in plain English, and then structuring a remedy that protects your net proceeds (as a seller) or your long-term risk (as a buyer) without needlessly breaking the deal.
If you are looking at a home on a private well in Greater Grand Rapids or along the lakeshore corridor, I am happy to help you map out a testing plan that fits your inspection window and your lender timeline. You can also browse more West Michigan due diligence topics on Switek Insights.
Boundary note: This article is educational and transaction-focused. For health guidance specific to your household, contact your physician and local health department.