Living on a Private Well in Dawson County

Who is responsible for what

A public water customer has a utility responsible for water quality up to the meter. A well owner has no such partner. The pump, the pressure tank, the piping, any treatment equipment and the quality of the water are the owner's responsibility. Dawson County Environmental Health lists well water evaluation among its programs, and it is the first place to ask about testing and about permits for new wells.

Testing

Test a private well periodically, after any flooding or work on the well, when the taste, smell or color changes, and before a new baby comes home. A bacteriological test is the basic one; others look at minerals and chemicals. Ask Environmental Health which tests it recommends for your area and how to collect a sample. Keep results on file; they are valuable when the house is sold.

Pumps and pressure tanks

Most well problems show up as pressure problems. A pump that starts and stops rapidly usually points to a pressure tank that has lost its air charge. Low pressure at every faucet can mean a clogged sediment filter, a failing pump or a problem in the well. No water at all may be a tripped breaker or a failed pressure switch. A plumber or well contractor can test the system. Replacing a pump, tank or switch is plumbing or electrical work, and outside the city the County's permit rules apply.

Connecting to public water

When a water main reaches a road where homes have been on wells, owners often consider connecting. Outside the city, that usually means the Etowah Water and Sewer Authority. Ask the utility for its tap and connection charges in writing and whether connection is required. A plumber must separate the well plumbing completely from the public supply so the two cannot mix. Etowah's rate sheet is below.

New wells

A new well is permitted and located with setbacks from septic systems, property lines and other features. On a lot that will also have septic, Environmental Health reviews both together. Ask before drilling, and make sure the driller and the septic designer are working from the same site plan.

Freeze protection

Well houses and exposed piping near the wellhead are vulnerable in a north Georgia cold snap. Insulate the pressure tank and any exposed lines, keep a small heat source in a well house if it freezes, and make sure the wellhead cap is secure. The frozen pipes article has more.

Water treatment equipment

Many Dawson County wells benefit from some treatment. Sediment filters protect fixtures from grit. Softeners address hard water. Ultraviolet units disinfect water that tests positive for bacteria. Each has maintenance: filter changes, salt, and lamp replacement on a schedule. A neglected sediment filter is a common cause of low pressure that looks like a pump problem. Keep a log of when each item was serviced. If a test shows a specific problem, ask Environmental Health or a water treatment professional which equipment addresses it, rather than buying a system that treats things you do not have.

Wells and septic on the same lot

On rural lots, the well and the septic system sit near each other, and setbacks between them protect the drinking water. If you are adding a bedroom, a guest house or an outbuilding with plumbing, ask Environmental Health whether the septic system needs to be expanded and whether the setbacks still work. If the well is old and shallow, ask whether testing more often makes sense. These questions are easy to answer before construction and hard to fix afterward.

Power outages

A well pump needs electricity. In a long power outage, a home on a well has no running water once the pressure tank is drawn down. Keep some stored water for drinking and flushing, and if you have a generator, make sure the well pump circuit is one it can run safely. After power returns, run cold water at a faucet for a minute to clear any sediment stirred up in the system.

Signs something is wrong

Call for help if the water changes color, smell or taste, if pressure drops steadily, if the pump runs constantly or cycles rapidly, if you hear the pump when no water is running, or if the electric bill jumps for no reason. Sputtering faucets can mean air in the system or a falling water level. After heavy flooding, assume the well may be contaminated until it is tested. Environmental Health can advise on testing; a well contractor or plumber can diagnose the equipment.

Selling or buying a home on a well

Buyers and lenders often ask for a recent water test on a home with a private well. Sellers can save time by testing before listing and keeping the results available. Buyers should ask for the well's age and depth if known, the pump's age, any treatment equipment and its service history, and past test results. A plumber or well contractor can check the pump, tank and pressure switch as part of the inspection period.

Well owner checklist

Know where the well, the pressure tank and the shut-off are. Test the water on a schedule and keep results. Check the pressure gauge occasionally. Insulate exposed parts before winter. Call Environmental Health before drilling a new well or changing a septic system nearby. Call Georgia 811 before digging any new line.

Sources for this article: District 2 Public Health: Dawson County Health Department and Environmental Health; District 2 Public Health: Environmental Health, On-Site Sewage Management; Dawson County, GA: Building Permits; Dawson County, GA: Community Development Fee Schedule, effective August 1, 2026 (PDF); Georgia Environmental Finance Authority / UGA Carl Vinson Institute: Georgia Municipal Water Rates, Etowah Water and Sewer Authority 2025; Georgia 811. Checked 2026-10-29.