With the summer of '25 set to go down as the hottest summer on record, and with most of the country having experienced long-lasting and multiple heat waves, it's no surprise that much of the UK is still functioning under hosepipe ban conditions. Reservoirs are low, and it will take a long time for them to fill to capacity – however wet the autumn turns out to be.

James Greenwood of Stacks Property Search says, “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. 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.

Nick Wooldridge of Stacks Property Search says, “Homeowners should firstly be aware of their responsibility to ensure their water is safe and sufficient. 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.”

Victoria Main of Stacks Property Search says, “If the supply serves more than one household, stricter regulations apply; landlords have a legal obligation to provide safe water for tenants. 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.”

So what does this all mean for buyers of properties that have no mains water?

James Greenwood says, “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. Our advice at Stacks includes the following:

Identify the type of supply:

Is it private, or shared? Where does the water come from – spring, well, borehole or other source? Who owns and maintains the infrastructure?

Water quality and testing:

In England, Wales, Scotland and Northern Ireland, local councils are legally required to risk-assess and test private supplies (frequency depends on supply size and usage).

Ask the seller for the most recent test results and inspection report. If these aren't available, contact the local local council's Environmental Health department—they can tell you about the supply's history and may arrange a new test.

Infrastructure condition:

• Get a specialist survey that will inspect the well head, spring chamber or borehole – they should be sealed, secure, and protected.
• A specialist survey should also check the treatment system - UV disinfection, filters, and storage tanks—are they adequate and is there a service history. They should also check the age and condition of pumps and pipework.

Reliability of Supply:

• Ask if the supply has ever run low or dry (especially in summer).
• Enquire about flow rate and whether storage tanks provide a buffer.
• For shared supplies, ask how water is divided if there are shortages.

Legal & Regulatory Matters

All private supplies must be registered with the local council. Confirm the property is registered.

Check for a formal legal agreement (easement or deed) covering access rights, cost-sharing and maintenance responsibilities.

Ongoing costs:

Budget for ongoing testing fees (charged by the council; servicing costs for pumps, UV units and filters. And also for possible capital costs if improvements are required to meet drinking standards or quantity of supply.

Look out for red flags:

• No recent council test reports.
• Informal/shared supplies with no written agreement.
• Signs of contamination (cloudy water, bad taste/odour).
• Old, unmaintained, or poorly protected well/spring heads.

In a nutshell:

• Ask the seller for council water test results and maintenance history.
• Contact the local council to confirm registration, testing history, and any improvement notices.
• Get a surveyor / engineer to inspect the infrastructure
• Get a solicitor to review legal documents, and to check rights and responsibilities if the supply is shared.

James Greenwood says, “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.

“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.”

Hay House near Mawgan Porth in Cornwall has its own private borehole water supply. Available for £1.875m through John Bray Estates.

https://johnbrayestates.co.uk/property/hay-house/

Stacks Property Search, 01594 842880 / www.stacks.co.uk

For more press information, contact Amanda MacCaw, 07977 238175 / amanda@wildmaccaw.co.uk