Selling a home with a private well and septic can raise questions fast. Buyers want clarity, lenders may have extra requirements, and timelines matter once you go under contract. If you prepare the right documents and set realistic expectations up front, you can reduce surprises and keep your Bloomfield Township sale on track.
This guide walks you through what to disclose, which records to gather, where to get them in Oakland County and Bloomfield Township, and how to plan timelines that work for everyone. Let’s dive in.
What Michigan law expects
Michigan requires residential sellers to disclose known material defects. That includes what you know about your private well and onsite sewage disposal system. If you’re aware of current problems or past failures, you must share that information on the seller disclosure form. Local ordinances or lender requirements can add inspections or tests, so you should confirm current expectations with Oakland County and Bloomfield Township as you plan your listing.
What to gather before listing
Getting your paperwork in order early builds buyer confidence and helps you negotiate from a stronger position.
Septic records
- Original septic permit and any repair or replacement permits
- As-built plan or site plan showing tank and drainfield locations
- Soil evaluation or perc test reports and approvals
- Final inspection or approval letter, if issued
- Pumping and service records with dates and notes
- Any system inspection reports
- Repair contracts, invoices, or warranty paperwork
Why it matters: Permits and approvals show the system met standards when installed or repaired, while as-built plans help buyers avoid damage during landscaping or additions. Maintenance and inspection records demonstrate responsible care.
Well records
- Well log or permit with construction details, depth, casing, and driller
- Well inspection reports and service records
- Recent water quality results for bacteria/coliform and nitrate; consider additional tests if a buyer or lender requests them
- Documentation of proper abandonment for any old or unused wells
Why it matters: Lenders and buyers often want proof of a safe water supply. A recent negative bacteria test reassures buyers; elevated results may require remediation or disclosure.
Disclosures and statements
- Completed Michigan seller disclosure form, plus any township-specific addenda
- A short written summary of your knowledge: system ages, last service dates, known issues, and any recent permits or complaints
How to get records locally
You can often gather most of what you need from county and township files, plus past contractors.
Oakland County Health Division
The Environmental Health team typically maintains many septic and well records for properties in Bloomfield Township. To request records:
- Identify the property with full address, owner name, and parcel ID if available.
- Ask for a search of onsite sewage permits, soil evaluations, as-built plans, repair permits, and well records.
- Expect digitized files, scanned PDFs, or paper copies. Modest fees may apply.
- If the county has no file, ask whether records might exist at the township or with the original contractor.
Tip: Some files are fully digitized and can arrive within a few business days. Older records may take longer.
Bloomfield Township permits
Check with the township’s building or inspections office for any local permits tied to wells, plumbing, septic connections, system abandonment, or final inspections. Townships sometimes have occupancy or permit files that reference septic or well work.
Other sources
- Contact local septic contractors or well drillers who serviced your property
- Ask previous owners if you have their contact details
- Confirm whether a state well log is available through county staff or a licensed driller
Timelines buyers expect
Set timelines early so everyone understands what comes next if an offer includes inspection or testing contingencies.
County record retrieval
- Typical turnaround: 2 business days to 2 weeks
- Variables: digitized records vs. archives, staff workload, and whether a formal records request is required
- Communication tip: Tell buyers you will request records immediately and provide an update within 48 to 72 hours on expected timing.
Septic inspections
- Scheduling: 3 to 14 days to secure a certified inspector
- Onsite time: 1 to 3 hours
- Report delivery: same day to 1 week
- If repairs are needed: estimates in 3 to 7 days; permits and repairs can take 2 weeks to several months depending on scope and season
- Plan: Use an inspection contingency with a 7 to 14 day window, plus time to negotiate repairs if required
Well water testing
- Sampling: within 1 to 3 days
- Lab results: usually 24 to 72 hours for bacterial and nitrate testing; other analytes may take longer
- If contaminants are found: remediation can range from shock chlorination to filtration or well work, which may take days to weeks
- Plan: Share results as soon as available and allow time for retesting if remediation is needed
Permits and repairs
- Minor work: 1 to 3 weeks from application to final approval
- Major work (new drainfield or well): several weeks to months, including soil testing, permit review, contractor scheduling, and possible seasonal constraints
- Strategy: If major work seems likely, disclose early and discuss options such as credits, seller-paid repairs, or contingency for replacement
Clear language for your purchase agreement
Consider using simple, non-legal language that sets expectations without overpromising:
- “Seller will provide all available septic and well records within X business days of accepted offer.”
- “Buyer has Y days from acceptance to complete septic and well inspections and testing; any required repairs will be negotiated in good faith.”
- “If remediation or permits are required, parties agree to discuss timelines and options, which may include repairs prior to closing, an escrow holdback, or a price credit.”
Choose realistic windows. In most cases, 7 to 14 days covers initial inspections and testing. If repairs or permits are needed, leave 2 to 6 or more weeks.
Pre-listing moves that build trust
A little prep can streamline your sale and reduce friction during escrow.
- Order a septic inspection and a baseline well water test for coliform and nitrate before listing
- Request county and township files early and compile a digital folder with permits, plans, and service logs
- If you know of issues, get written estimates and decide whether to repair or offer credits or price adjustments
- Complete your seller disclosure accurately and update it if new information comes up
Common issues to plan around
Every property is different, but these situations come up often:
- Local vs. county rules: Some neighborhoods or lenders may require extra inspections or tests at transfer. Confirm Bloomfield Township and lender expectations early.
- Older systems without records: Expect buyers to ask for inspections or tests. Be ready with access and timelines.
- Lender-specific requirements: Some loans require a functioning septic and acceptable water test. Timelines can extend to accommodate testing or repairs.
- Seasonal limits: Frozen ground or a high water table can delay drainfield work or well drilling, pushing repairs into permit and contractor queues.
How we support your sale
You deserve a clean, confident process. As your listing team, The Siciliano Group helps you identify the right documents, coordinate inspections and testing, communicate timelines, and present clear updates to buyers. We combine hands-on guidance with polished marketing so your home earns strong attention while the details stay organized behind the scenes.
Ready to talk through your plan for a Bloomfield Township sale? Get your instant home valuation with The Siciliano Group and see your next steps.
FAQs
What should a Bloomfield Township seller disclose about septic and well systems?
- You should disclose your knowledge of system age, condition, past failures or repairs, service history, and any current problems on the standard Michigan seller disclosure, plus any township addenda.
How long do Oakland County health records usually take?
- Expect 2 business days to 2 weeks depending on digitization and workload. Request files as soon as you plan to list and update buyers within 48 to 72 hours on timing.
Do lenders require well water tests for private wells?
- Many buyers or lenders ask for recent bacterial and nitrate results, and some loan programs have stricter standards. Plan for a 24 to 72 hour lab turnaround once samples are collected.
What if my septic system has no records on file?
- That is common with older systems. Be ready to authorize inspections, provide any service logs you have, and work with buyers on reasonable timelines and contingencies.
How recent should my well water test be for a sale?
- Buyers and lenders often want current results. Since labs typically return bacteria and nitrate tests within 2 to 3 business days, schedule sampling close to listing or right after an accepted offer.
