If your Dawsonville home uses a private well, your water comes from fractures in hard bedrock, not a big underground lake. That can mean great water on one property and different results next door. You want safe, reliable water and clear steps to protect it. This guide gives you the local basics on Dawson County wells, what to test, Georgia rules, common issues, and smart moves if you plan to buy or sell. Let’s dive in.
Dawson County geology and wells
Dawson County sits on fractured crystalline rock, so wells tap water that flows through cracks in bedrock. Yields and water quality can vary widely from property to property, and levels can drop during drought. Understanding this geology explains why one neighbor’s well can be strong while another’s is modest. Learn more about the area’s fracture-controlled aquifers from the USGS overview of northern Georgia’s crystalline-rock hydrology.
Identify your well type
Most local homes use drilled wells with a steel or PVC casing and a submersible pump. You should see a sealed sanitary cap, the casing extending above ground, and grading that moves surface water away from the wellhead. Know your system parts: casing and grout, well cap, pump, pressure tank, and any treatment units. A quick visual check helps you spot maintenance needs early.
Georgia rules and setbacks
Georgia sets minimum distances to keep wells away from potential contamination sources. For new wells, state code requires at least 50 feet from a septic tank and 100 feet from a septic absorption field, among other setbacks. Review the full list of siting distances in the Georgia well setback code. Most professional well and pump work must be done by licensed contractors under the Georgia EPD Water Well Standards program.
What to test and when
Private wells are not regulated like public water systems. You are responsible for routine testing. The CDC recommends you test at least once a year for total coliform bacteria and nitrates, and check pH and total dissolved solids annually. See the CDC’s well testing guidance for timing and indicators that call for more frequent testing.
In Georgia, the Department of Public Health recommends the W33C Private Well Chemical Test every few years, which includes an expanded panel with lead and arsenic. You can access W33C and bacterial kits through local UGA Extension offices. Learn more on the Georgia DPH private well page and the UGA Extension well water resource.
Pro tip for closings: Lenders often request a short panel similar to W33B that checks total coliform and E. coli, nitrate and nitrite, and lead. Confirm your lender’s exact requirements early to avoid delays.
Common issues and fixes
Common local concerns include hardness, iron or manganese staining, tannins that add color, and occasional bacterial contamination. Nitrate can appear where septic or fertilizer sources are nearby. Testing is the only way to know what is in your water. The UGA Extension well water page outlines typical North Georgia water characteristics.
Treatment depends on the contaminant:
- Bacteria: shock chlorination, continuous chlorination, or ultraviolet disinfection after proper filtration. Always re-test to confirm results.
- Hardness and scale: ion-exchange softeners sized for your home’s flow and hardness.
- Iron and manganese: oxidation and filtration, greensand or catalytic media, or aeration systems.
- Nitrate: point-of-use reverse osmosis for drinking and cooking is common.
Get a primer on options from the CDC’s well water treatment guide. Select systems that are certified for the contaminant you need to remove, size them correctly, and service them on schedule.
Buyer and seller checklist
Buying or selling a Dawson County home with a well calls for clear records and recent test results.
Buyers
- Ask for bacterial and nitrate results from the last 30 to 60 days and any prior chemical tests.
- Request the well log, pump test or yield data, and details on casing depth and grouting. The WellOwner.org guide to well logs explains what to look for.
- Hire a licensed Georgia well contractor to inspect the wellhead, pump system, and pressure tank.
- Consider a broader chemical screen if nearby properties have issues or if land use suggests risk.
Sellers
- Gather your well log, service invoices, and at least a recent bacterial and nitrate test. Proactive sharing builds trust and can prevent last-minute surprises.
- If you install or service equipment, use licensed professionals and keep receipts for the file.
Local contacts in Dawsonville
- Dawson County Environmental Health: Start here for well siting, local testing guidance, and evaluations. Visit the county’s Environmental Health page.
- UGA Cooperative Extension: Ask about bacterial kits and W33C chemical testing options. They provide bottles, instructions, and routing to state-certified labs.
- Licensed well contractors: For inspections, repairs, new drilling, or decommissioning unused wells. Verify licensing under the Georgia EPD program.
Keep records and plan ahead
Make a simple file for your home that includes the well log, all test results, service records, and a map showing your septic system if present. Note the date of your last test and set reminders for your next annual bacterial and nitrate check. Test every year, and re-test after any flooding, pump work, or changes in taste, smell, or color. Good records protect your health and add confidence when you sell.
Ready to buy or sell a Dawsonville home with a well? Get local, practical guidance from a team that understands North Georgia properties. Reach out to Bondy Prestigious Properties to plan your next steps with confidence.
FAQs
What makes Dawson County well water unique?
- Wells draw from fractures in crystalline bedrock, so yields and water quality can vary significantly between neighboring properties, especially during dry periods.
How far should a well be from a septic system in Georgia?
- State code calls for at least 50 feet from a septic tank and 100 feet from a septic absorption field, along with other minimum setbacks.
How often should you test a private well in Dawsonville?
- Test at least annually for total coliform bacteria and nitrates, and consider a broader chemical screen like W33C every few years or if conditions change.
What water test is common at closing in Georgia?
- Many lenders request a short panel similar to W33B that checks total coliform and E. coli, nitrate and nitrite, and lead within 30 to 60 days of closing.
How do you fix bacteria in a private well?
- Disinfect the system through shock chlorination or install continuous chlorination or UV treatment, then re-test to confirm the water is safe.
