"Whatever you think of the water companies, a mains supply is a reassuring commodity"
- James Greenwood - Stacks Property Search
After the hottest summer on record, much of the UK is still under hosepipe bans. Reservoir levels remain low, and recovery will take time regardless of autumn rainfall. In this context, some buyers are increasingly drawn to properties with private water supplies.
“Climate change is bringing drier weather, and there’s an understandable widespread distrust in the water companies, who are putting up their prices and delivering a questionable service,” said James Greenwood of Stacks Property Search. “So some property buyers may be attracted to the idea of their water being supplied by a well, spring or borehole. A private water supply appeals to those aiming for off-grid living and independence from the water companies. There are many benefits, including protection from price rises or supply interruptions, and the potential for high-quality water."
"But there are also a whole raft of considerations that buyers should be aware of before committing to a property that relies on its own water supply. It’s estimated that around 1% of properties in England and Wales rely on private water supplies, and these are generally concentrated in remote areas where connection to the mains is difficult. Some private supplies serve multiple homes while others serve single properties.”
“Homeowners should firstly be aware of their responsibility to ensure their water is safe and sufficient,” explained Nick Wooldridge of Stacks Property Search. “Local authorities are responsible for regulating and testing private water supplies. For supplies serving multiple properties, regular risk assessments and testing are required, which come at a price. A private water supply is absolutely not a case of ‘fit and forget’. Boreholes, pumps, filters, and treatment systems can be expensive to install, and will require regular maintenance, repairs and upgrades. They are also vulnerable to pollution, and seasonal dry spells.”
“If the supply serves more than one household, stricter regulations apply; landlords have a legal obligation to provide safe water for tenants,” noted Victoria Main of Stacks Property Search. “With supplies vulnerable to low rainfall or mechanical breakdowns, this responsibility can become a serious worry, especially as a landlord has no control over how much water tenants choose to use.”
Greenwood added, “Whatever you think of the water companies, a mains supply is a reassuring commodity. Buyers are often deterred from going ahead with a purchase when they find out there is no mains water, and mortgage companies may be concerned. Private supplies can run out, and in a changing climate, homeowners may find they need to upgrade their systems, or increase the size of tank, so enough water can be gathered during the wet season to see the property through the dry. So gather as much information as you can, through the agent, the vendor, and a water specialist, to inform your decision.”
According to Stacks, buyers should investigate several key areas before committing:
Type of supply: Confirm whether it is private or shared, the source of the water (spring, well, or borehole), and who owns and maintains the infrastructure.
Water quality and testing: Local councils must legally assess and test supplies, with frequency based on usage. Request recent test results and inspection reports, or approach the council for history and possible retesting.
Infrastructure condition: A specialist should check well heads, spring chambers or boreholes to ensure they are sealed and protected. Treatment systems, storage tanks, pumps and pipework should be inspected for adequacy and maintenance history.
Reliability of supply: Ask whether the source has ever run low or dry, the flow rate, and whether storage tanks provide adequate buffering. Shared users should clarify how water is allocated during shortages.
Legal and regulatory matters: Ensure the supply is registered with the local council. Check for easements or deeds covering access rights, maintenance responsibilities, and cost-sharing.
Ongoing costs: Budget for council testing fees, servicing of pumps and filters, and possible capital improvements to meet drinking standards.
Red flags: Lack of council test reports, informal shared arrangements without written agreements, contamination indicators such as cloudy or bad-tasting water, or poorly maintained infrastructure.
“We have had buyers who have embraced the private supply issue; the buyers were eco-conscious and went round with a specialist to establish the facts and look at ways of conserving water, adapting the loo cisterns, and incorporating water harvesting and recycling systems. There’s no question that with a private water supply, homeowners become much more conscious about water usage. Water is a valuable commodity, and it often goes to waste,” Greenwood said.
“Another buyer was interested in a property that was on a shared system with owner occupiers, and a farmhouse that was due to be turned into a hotel. This caused some concern due to the inevitable increase in demand. In the end they decided not to go ahead. Homeowners who are selling would be well advised to put in place all the history and relevant documents relating to infrastructure and testing, together with flow rate and quality. More rural properties that are eco-designed will no doubt come onto the market in the coming years. Buyers shouldn’t necessarily reject the idea, but they should be very vigilant when it comes to checking out the essentials.”
