Buying or selling a home with a private well in Cave Creek can feel complex at first. You want safe, reliable water, clean paperwork, and a smooth closing. The good news: with the right steps and documents, you can move forward confidently and avoid surprises. In this guide, you’ll learn how to verify an ADWR well registration, what to test before closing, how to handle ownership updates, and how to manage shared wells so your transaction stays on track. Let’s dive in.
ADWR well numbers: what they tell you
Every registered Arizona well has an ADWR well registration number. This number links to the well’s official record and is your first stop in due diligence.
What the ADWR record includes
The ADWR record typically shows:
- Registration number and well name
- Current registered owner name and mailing address
- Location details: legal description and often coordinates
- Driller and contractor information
- Construction data: drilled depth, casing depth/diameter, screened intervals, static water level at completion
- Pump and capacity notes, if reported
- Key dates: completion, registration, last update
- Permits or use classifications, where applicable
Use this record to confirm the well exists, match the registered owner to the deed, and gather technical details that help you evaluate performance and maintenance needs.
How to look it up
Ask the seller for the ADWR registration number and a printout of the record. You can also search ADWR’s public well registry by number, owner name, or location. Compare the ADWR registered owner name to the seller on the deed and flag any differences for escrow.
Cave Creek context: what to expect
Cave Creek sits within Maricopa County in the Phoenix area’s groundwater management region. Many homes use private domestic or stock wells. Local conditions in desert fringe areas can include elevated arsenic, high total dissolved solids (TDS) and hardness, and occasional bacterial or nitrate issues near septic systems. Build testing and document checks into your timeline early so you have time to address any findings.
Who updates ownership and when
The ADWR registered well owner listed in the record is not always the current property owner. This is common when records were never updated after a past sale. Handling this early prevents closing delays.
Seller responsibilities
- Provide the ADWR well registration number and ADWR printout.
- Share the well completion/driller’s log, pump invoices, service records, and any recent water-quality tests.
- If the ADWR owner name is outdated, initiate an owner update or document a plan for updating through escrow.
Buyer responsibilities
- Verify the registration number in the ADWR database and check the registered owner name.
- Request that the seller update ADWR or sign the ownership transfer paperwork as part of closing.
- Confirm with your title company how the update will be handled and whether it is required before or immediately after closing.
Title and escrow’s role
Title and escrow will note any mismatch between the deeded owner and the ADWR record. The solution is typically a seller-initiated update before closing or an affidavit and post-closing update spelled out in the escrow instructions.
Shared wells: agreements and access
Shared or community wells are common on larger lots and rural-feel areas. If your property uses a shared well, clear documentation is essential.
What to request
- A recorded shared well agreement and any related easements
- Allocation of costs for maintenance, power, repairs, and replacements
- Confirmation of access and location (including whether the well sits on another parcel)
- Service records and contact details for the well’s pump contractor
A recorded agreement and easements reduce the risk of future disputes and may be required by some lenders.
Water quality and yield: tests that matter
You want water you can rely on. A fresh, independent lab test during escrow protects you and helps you plan for treatment if needed.
Core lab tests to order
Order testing from a state-certified lab within 30 to 60 days of closing. At minimum, include:
- Total coliform and E. coli: pass/fail indicator of bacterial contamination
- Nitrate (as N): EPA maximum contaminant level (MCL) is 10 mg/L
- Arsenic: EPA MCL is 10 micrograms per liter (ppb)
- Total dissolved solids (TDS) and conductivity: indicators of salinity/hardness
If the home has older plumbing or risk factors, add lead and copper. If there is proximity to fuel tanks, agriculture, or industrial activity, consider VOCs, petroleum hydrocarbons, or pesticide screening.
Understanding yield and water level
A pump-yield test or static water-level measurement helps you gauge whether the well can support household demand and any planned irrigation. If results are low, get contractor estimates for improvement and decide whether to negotiate repairs, restrict irrigation, or adjust price.
Due diligence checklist for Cave Creek wells
Use this list to keep your transaction organized and on time.
A) ADWR and legal documents
- ADWR well registration printout for the specific well number
- Well completion/driller’s log
- Any ADWR pump-installation or yield-test records
- Evidence of an ADWR owner update or a signed plan to update at or after closing
- Recorded easements and any shared well agreements
- Deed and title report noting any well easements
- Relevant Maricopa County records for septic and setbacks
B) Operational and maintenance records
- Pump installation and repair invoices with dates and contractors
- Service logs for well, pump, pressure tank, and treatment equipment
- Model numbers and manuals for pump, pressure tank, softeners, filters, and RO systems
C) Water-quality and capacity tests
- State-certified lab report covering bacteria, nitrate, arsenic, and TDS
- Specialized contaminant tests if risk factors are present
- Yield/production test or static water-level measurement if capacity is a concern
D) Driller and contractor verification
- Driller and pump contractor names from ADWR records
- Current licensing status and any warranty documents
Common closing roadblocks and how to avoid them
You can prevent most delays by addressing these issues early.
- ADWR owner name does not match deed: Ask the seller to initiate the owner update before closing. If timing is tight, use an affidavit and post-closing update documented in escrow instructions.
- Missing registration or completion report: Search ADWR by number, owner, or location. If not found, contact the original driller if known and consult ADWR about retroactive registration.
- Shared well disputes or missing agreements: Require recorded shared well agreements and easements in the title report. If missing, make recorded documents a condition of closing.
- Water-quality problems: Order certified lab testing early. Negotiate remediation or treatment responsibilities and consider escrow holdbacks if needed.
- Low yield or insufficient capacity: Get yield or water-level data during the inspection period. If inadequate, negotiate repairs, usage limits, or a price adjustment.
- Incomplete equipment records: Request pump and treatment system invoices and model details. If unavailable, bring in a licensed pump contractor for an inspection.
A practical timeline that works
Early: offer and inspection period
- Request the ADWR registration number, ADWR printout, well log, and any past lab results
- Order your own lab testing for bacteria, nitrate, arsenic, and TDS
- Review the title report for easements and shared well notes
- If shared, obtain the recorded agreement and verify cost-sharing terms
Mid: if issues arise
- If tests show contaminants or low capacity, order specialized testing or a pump-yield test
- Obtain contractor estimates and negotiate repairs, treatment, or escrow holds
Closing stage
- Confirm the ADWR owner name matches the deed or finalize a documented plan for updating
- Collect any signed transfer documents and service contracts for shared systems
- Record necessary easements or agreements as required by the purchase contract
After closing
- Update ADWR with the new owner’s contact information
- Complete final water testing if your lender requires it or if you completed remediation
Sample language you can use
Consider adding targeted requests to your offer or due diligence list:
- “Seller to provide ADWR well registration number and the ADWR well record printout.”
- “Seller to provide well-completion/driller’s log, pump installation and maintenance records, and any recorded shared-well agreements or easements.”
- “Buyer to obtain and review a water-quality test from a state-certified lab (minimum: total coliform/E. coli, nitrate, arsenic, TDS). If contaminants are detected, remediation responsibility to be negotiated.”
- “If ADWR owner name does not match seller on deed, seller to provide evidence of an owner-update or execute a signed affidavit and complete ADWR ownership transfer form as agreed in escrow instructions.”
The bottom line for Cave Creek
Buying or selling a home with a well is very doable when you follow a clear process. Verify the ADWR record, confirm ownership details, test the water with a certified lab, review shared well documents, and bring in qualified pump contractors when needed. With an organized plan, you protect your health, your investment, and your closing timeline.
If you want a proven team to coordinate the moving parts, from ADWR lookups to vendor scheduling and negotiation, we’re here to help. Schedule a Consultation with Unknown Company to get a step-by-step plan tailored to your Cave Creek property.
FAQs
How do I find a well’s ADWR registration number in Arizona?
- Ask the seller for the number and ADWR printout, or search ADWR’s online registry by number, owner name, or location to pull the official record.
Who is responsible for updating ADWR ownership after a Cave Creek sale?
- Either party can do it, but best practice is for the seller to provide current records and for the buyer to confirm the update or complete it shortly after closing per escrow instructions.
What water tests are essential for private wells during escrow?
- At minimum: total coliform/E. coli, nitrate (as N), arsenic, and TDS; add lead/copper or VOCs based on plumbing age and site-specific risks.
Can my lender require well testing or shared well documents?
- Yes. Some lenders require satisfactory water-quality results, acceptable yield, and recorded shared well agreements and easements when applicable.
What if the well fails a water-quality test before closing?
- Use your inspection contingency to negotiate remediation, treatment installation, or an escrow holdback; your final decision depends on contract terms and timing.
What documents should I get for a shared well in Cave Creek?
- Request a recorded shared well agreement, any easements, recent service records, and clear cost-sharing terms for power, maintenance, and repairs.
