Bacteria test
Public Health Ontario tests private well water for total coliforms and E. coli, free. It does not test for chemicals. Samples must be tested within 48 hours of collection, and some health units set a tighter window.
Buyers · Uxbridge · Georgina · East Gwillimbury · Simcoe
Buying a rural home: well and septic
A well and a septic system are the parts of a rural home you can't see and can't easily replace. Here's what to test, who to call in each town, and which conditions to put in your offer.
Matthew Gizzie, REALTOR®, Keller Williams Realty Centres. General information, not legal advice.
1
Water safety testFree bacteria test through public health; chemicals need a private lab
2
Water flowDoes the well supply enough water for the household
3
Septic inspectionCondition, permits and any re-inspection program
4
Records and insuranceWell record, septic file, wood stove and oil tank
The short answer
Before your offer goes firm, test the water for bacteria (free through public health) and, if you want chemicals checked, through a private lab. Confirm the well supplies enough water, have the septic inspected, and check whether the home falls under a mandatory septic re-inspection program, which applies near Lake Simcoe.
The water
Testing well water
Chemical test
Nitrates, sodium, minerals and other chemicals need a private licensed lab. York Region notes that public health no longer tests nitrates or sodium. Boiling water does not remove chemicals; it concentrates them.
Water flow
A safe well still has to supply enough water for the household. There's no provincial standard for a flow test, so agree in your condition who does it and how.
Know your well
Drilled, dug or bored
The type of well affects how vulnerable it is. The well record, if one was filed, tells you what was built.
Find the well record
Contractors must file a well record with the province. Search the Ontario well records map, or call the Wells Help Desk at 1-888-396-9355.
Ask the seller
Ask for the well record, past water test results, any treatment equipment and its servicing, and any history of running low.
Plan to keep testing
York Region suggests testing in spring, summer and fall; Durham suggests at least three times a year.
Source: OMAFRA factsheet 21-017, Private Rural Water Wells (June 2021). Diagram not to scale.
Town by town
Who to call in each town
Where to drop off water samples and who handles septic permits and records. Hours change, so check the link before you go.
| Water sample drop-off | Septic permits and records | Lake Simcoe re-inspection | |
|---|---|---|---|
| Georgina | York Region: Sutton (20849 Dalton Rd) or Keswick (24262 Woodbine Ave), weekday mornings Mon–Thu. york.ca/wellwater | Town of Georgina Building Division | Yes, every 5 years, owner pays |
| East Gwillimbury | York Region sites, including Newmarket (17150 Yonge St.), mornings Mon–Thu | Town Building Branch; septic plan searches available | Yes, within 100 m of Lake Simcoe, its watercourses or York Region wells |
| Whitchurch-Stouffville | York Region sites, mornings Mon–Thu | Town building permits | Yes, near the shoreline, streams or lakes over 8 ha; the Town has a map |
| Uxbridge | Uxbridge Municipal Office, 51 Toronto St. S., collected by 9:45 a.m. weekdays. uxbridge.ca | Durham Region Health Department. Only the owner or their listing agent can request records. | Yes, for systems installed before 2016 within 100 m of Lake Simcoe watershed waterbodies |
| Bradford, Innisfil, Springwater, Barrie area | Simcoe Muskoka: Barrie (15 Sperling Dr.) or Cookstown (25 King St. S.), Mon–Thu. smdhu.org | Town or Township building department | Innisfil: yes. Others: check with the municipality |
Sources: York Region (October 2026), Durham Region and Township of Uxbridge, Simcoe Muskoka District Health Unit (May 2026), and each municipality's septic program page, checked October 21, 2026. Re-inspection programs come from 2011 Building Code amendments supporting the Lake Simcoe Protection Plan.
The septic
Inspecting the septic system
Inspection
Have a qualified septic inspector check the tank and bed. Pumping the tank first lets the inspector see its condition. Ask the seller for pumping and inspection records.
Permits and records
The septic file shows what was approved and when. In Uxbridge, Durham Region releases records only to the owner, their designate or their listing agent, so ask the seller to request them as a condition.
Age and pumping
A provincial guide puts septic system life at roughly 15 to 25 years and suggests pumping every 3 to 5 years. East Gwillimbury suggests every 2 to 5 years for a family of four.
In your offer
Conditions for a rural purchase
Water
Well conditions
- Water potability. A satisfactory bacteria test, with time allowed for the sample to reach the lab and results to come back.
- Chemical testing, if you want nitrates, sodium or other chemicals checked through a private lab.
- Water flow. A flow or quantity test you're satisfied with, and who will do it.
- Records. The well record and any treatment equipment details from the seller.
Some lenders want a recent water test before they fund the mortgage. Ask your lender early.
Septic and the house
Septic and insurance conditions
- Septic inspection by a qualified person you choose.
- Septic records from the municipality or health unit, requested by the seller where only the owner can ask.
- Insurance. Confirm you can insure the home, especially with a wood stove, which insurers often want WETT-inspected, or an oil tank of unknown age.
- Re-inspection status, if the home is in a Lake Simcoe re-inspection area, including any outstanding work.
Your lawyer should review the exact wording. How conditions work
Working with me
Rural homes need more than comparables
Matthew Gizzie, REALTOR®, Keller Williams Realty Centres
Testing scheduled from day one
Water samples have short lab windows and drop-off days. I build the condition period around them so results arrive before your deadline.
Records requested early
Well records, septic files and re-inspection status take time to get. I ask the listing side on day one.
Inspection reimbursed
My buyer benefits include up to $600 back on your home inspection, written into your buyer agreement. Full terms
Common questions
Well and septic FAQ
Is well water testing free in Ontario?
Testing for bacteria (total coliforms and E. coli) is free through Public Health Ontario, with bottles and drop-off through your local health unit. Chemical testing, such as nitrates or sodium, needs a private licensed lab and isn't free.
How long do well water test results take?
Public Health Ontario says reports are usually ready in 2 to 4 business days online or by phone. York Region says results by mail take 5 to 10 business days. Build that into your condition period.
Who inspects septic systems in Uxbridge?
Septic permits and inspections in Uxbridge are handled by the Durham Region Health Department. Only the owner, their designate or their listing agent can request the septic records.
What is the Lake Simcoe septic re-inspection program?
Since 2011 Building Code amendments supporting the Lake Simcoe Protection Plan, many septic systems near Lake Simcoe and its watercourses must be inspected every 5 years. Programs run in Georgina, East Gwillimbury, Whitchurch-Stouffville, Uxbridge and Innisfil, among others.
How long does a septic system last?
A provincial guide puts it at roughly 15 to 25 years, depending on design, use and maintenance. Regular pumping, every 3 to 5 years in that guide, helps it last.
What conditions should I put in an offer on a rural home?
Common ones are water potability, water flow, a septic inspection, the septic and well records, and insurance. Your lawyer should review the wording.
Buying in Uxbridge, Georgina, East Gwillimbury or Simcoe?
Rural homes have more to check. Let's plan it before you offer.
Tell me the area and the kind of property. I'll set out the tests, records and conditions, and build the timeline around them.
Updated October 21, 2026. Sources: Public Health Ontario (December 2025); York Region (October 2026); Durham Region; Simcoe Muskoka District Health Unit (May 2026); OMAFRA factsheet 21-017; Ontario well records map; Ontario regulatory roles; municipal septic program pages for Georgina, East Gwillimbury, Whitchurch-Stouffville, Uxbridge and Innisfil; provincial septic brochure (2014).
General information only, not legal or engineering advice. Programs, hours and fees change; confirm with the health unit or municipality. Matthew Gizzie, REALTOR®, Keller Williams Realty Centres, Brokerage. Not intended to solicit buyers or sellers currently under contract.
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