Rural Investor Due Diligence: Septic & Wells Near Goshen

Looking at acreage near Goshen and noticing private well and septic on the listing? These systems can be reliable and long lasting, but they come with specific rules, testing needs, and risks that can impact your budget and timeline. In this guide, you’ll learn what to check, which local agencies to contact, what typical costs look like, and the red flags that can stall a deal. Let’s dive in.

Why wells and septic matter in Goshen

Northern Indiana sits on glacial soils with sand, gravel, and clay layers that vary a lot from parcel to parcel. That variability is why soil borings and well logs matter during due diligence. The Elkhart River floodplain also affects some areas in and around Goshen, so you should check Goshen’s flood zone resources when you evaluate a site.

Private wells are not regulated like public water. The Indiana Department of Health recommends baseline testing for bacteria and nitrate and sets construction guidance for safe wells. You can review the state’s recommended standards for private water wells.

Local rules and records in Elkhart County

Elkhart County Health Department (ECHD) is your primary authority for septic systems in unsewered areas. ECHD issues permits, reviews soil borings, and inspects installations. Their process and forms are outlined on the ECHD Septic Permits page.

Key points to know:

• New‑construction septic permits are typically valid for two years. Repair or replacement permits are valid for one year, per the ECHD FAQs.
• Minimum separation distances include about 50 feet between a water well and septic components, 10 feet from tank to foundation, and 5 feet from lot lines. Confirm parcel‑specific requirements with ECHD.
• The county references state septic codes and enforces local well standards. For well location and construction basics, see the Elkhart County Code sections on wells and on‑site sewage. A representative example is the county’s well standards chapter.
• Indiana DNR keeps the official well log database. Pull well depth, yield, and construction details from the IDNR water well record database.

Your due diligence checklist

Work from low cost to higher cost steps so you can make smart decisions early.

1. Start with records and maps

• Ask the seller for septic permits, as‑built diagrams, service receipts, and any well records. If missing, request a septic record lookup from ECHD and pull the well log from IDNR. Use Goshen’s flood resources to check floodplain status.

2. Test water early

• Order lab testing for total coliform, E. coli, and nitrate. Add metals or minerals if needed for vulnerable users. See guidance on what to test from the Wellowner water testing resource.

3. Review the well log

• Confirm depth, casing, and reported yield using the IDNR well records. Low yield or very shallow wells may require extra evaluation.

4. Schedule a septic inspection and pump‑out

• Hire a qualified inspector or installer to locate components, check the tank, distribution box, pumps and alarms, and evaluate the absorption field. ECHD often relies on pumping reports as part of evaluations. See the ECHD Septic Permits page for process details.

5. Order a well inspection

• Have a licensed contractor check the sanitary seal, cap, and pump. If the well log suggests marginal yield, request a flow test. Review Indiana’s private well standards for best practices.

6. Plan for soils if you will expand or replace

• For new builds or system changes, ECHD requires soil borings and plan review. See requirements and forms on the ECHD Septic Permits page.

7. Confirm reserve area and access

• Ensure a reserved replacement area is identified. Verify easements and that landscaping or outbuildings will not encroach on the field.

8. Address any contaminants

• Positive bacteria often calls for shock chlorination and sealing. Persistent high nitrate typically requires treatment or alternate water source. Refer to Wellowner testing guidance for next steps.

Testing and inspections to budget for

A smart sequence saves time and money.

• Water lab tests. Bacteria and nitrate results usually return within 24 to 72 hours once the lab receives your sample. Local health pages note typical turnarounds like those on this Indiana local lab page.
• Septic inspection and pumping. Inspections often include tank integrity, baffles, distribution, field observation, and sometimes dye testing.
• Well inspection and flow testing. A contractor checks the cap, casing, electrical components, and yield if needed.

Typical costs and timelines

Every site is different, so get quotes. These reference ranges can help you plan.

• Water testing. Coliform and nitrate testing often ranges from about 20 to 75 dollars, depending on the lab and sampling method. See Indiana local lab information for context at this state health department page.
• Septic inspection and pump‑out. National estimates suggest inspections around 150 to 450 dollars and pump‑outs around 300 to 600 dollars. Review this overview of septic cleaning costs for context.
• Well pump work. Repairs can run a few hundred dollars. Full submersible pump replacement often ranges from roughly 1,000 to 3,000 dollars per regional estimates. See example ranges on Angi’s well and pump page.
• Permitting and review. ECHD processing for onsite evaluations often runs several business days after submission, with new construction permits valid for two years. See the ECHD FAQs.

Deal‑breaking red flags

Watch for issues that can derail a closing or require major budget shifts.

• Repeated positive bacteria or nitrate above 10 mg/L as nitrogen on water tests. See testing guidance at Wellowner.
• Low well yield or uncertain construction on the well log. Confirm details through the IDNR well record database.
• Surfacing effluent, odors, or soggy ground over the drainfield. Inspect and consult the ECHD Septic Permits team for repair standards.
• Parcel in the floodplain, which can stress both wells and septic and increase mitigation costs. Check Goshen’s flood zone resources.

Trusted local resources

• Elkhart County Health Department. Permits, evaluations, lookups, and system types are on the ECHD Septic Permits page. Read the ECHD FAQs for timelines and separations.
• Indiana Department of Natural Resources. Pull well logs and find licensed drillers in the IDNR well record database.
• Indiana Department of Health. Construction and testing guidance for private wells is in the state standards.
• City of Goshen. Check floodplain status and resilience planning on the flood zone page.

Make your purchase decision with confidence

With the right sequence of records, testing, and inspections, you can verify water safety, confirm septic capacity, and budget accurately before you close. If you are weighing land, hobby farms, or homes with private systems around Goshen, you deserve clear guidance and a steady advocate from offer to inspection to keys. If you want a local plan for wells and septic due diligence, reach out to Noel Frost to get started.

FAQs

How often should private well water be tested near Goshen?

• Test for total coliform and nitrate at least once a year and after any flood, well repair, or noticeable change in taste or odor. See the Wellowner testing guidance.

What is the required distance between a well and septic in Elkhart County?

• ECHD commonly applies a minimum of 50 feet between wells and septic tanks or absorption fields, with other setbacks like 10 feet from tank to foundation. Always confirm with the ECHD FAQs.

What should I do if my water test shows nitrate above 10 mg/L as nitrogen?

• Elevated nitrate is a serious concern. Consider treatment options or alternate supply and consult testing guidance at Wellowner. Retest to confirm and discuss next steps with local health officials.

Which records should I request from a seller for well and septic near Goshen?

• Ask for septic permits and diagrams, pump‑out and service receipts, any inspection reports, and the well log. If missing, use ECHD’s septic lookup and the IDNR well record database.

How does floodplain status affect wells and septic in Goshen?

• Flooding can inundate drainfields and compromise well seals. Before you commit, check the parcel on Goshen’s flood zone page and plan for added protections where required.