gallons) of water the tank can supply between the pump cut-in and cut-out pressures.

Inside a well pressure tank there is a pre-charged compressed-air portion that is in the top of the tank that is separated by the water portion below by a water-tight rubberized bladder. To achieve the desired drawdown volume, the pre-charge pressure of the compressed air should be set to approximately 2 PSI below the pump cut-in pressure when the tank is empty of water. So, using a 40/60 system as an example, the pre-charge air pressure should be set to 38 PSI.

If the air pressure is either set or becomes too low, the bladder does not fully expand which means less water is stored in the tank. The tank will fill up and empty out more quickly, leading to the pump cycling (starting and stopping) more often. This rapid cycling can lead to increased energy consumption and more wear on the pump motor and other components.

If the air pressure is zero and/or water comes out at the air valve, this means that the bladder has completely failed, often described as a “water-logged” tank. A further symptom of a failed tank is that the pump is running almost constantly while water is being used, which can quickly lead to excessive wear and possible pump failure.

Bladders in pressure tanks can lose pressure and fail due to several reasons. Understanding these causes can help in maintaining the system better and potentially extending the life of the tank. Here are the main factors:

1. Natural Wear and Tear:
   • Material Fatigue: Over time, the repeated expansion and contraction of the bladder can cause the material to weaken and become less elastic, eventually leading to cracks or holes.
   • Age: As the tank ages, the materials naturally degrade, which can lead to failure.
     
     
2. Improper Pre-Charge Pressure:
   • Incorrect Initial Pressure: If the pre-charge pressure is not set correctly initially, it can cause the bladder to stretch too much or not enough, leading to premature failure.
   • Frequent Cycling: If the pump cycles on and off too frequently because of a low pre-charge pressure or an undersized tank, the bladder undergoes more stress, which can shorten its lifespan.
     
     
3. Water Quality:
   • Corrosive Water: High mineral content, acidity, or other corrosive elements in the water can weaken the bladder material over time.
   • Sediment: Sediment and debris in the water can cause abrasion or punctures in the bladder.
     
     
4. Mechanical Damage:
   • Improper Installation: Incorrect installation procedures can damage the bladder or cause it to operate improperly.
   • Physical Impact: External impacts or vibrations can damage the bladder, especially if the tank is not properly secured.
     
     
5. Pressure Surges:
   • High Pressure: Excessively high-water pressure can overstress the bladder, leading to tears or punctures.
   • Water Hammer: Sudden changes in water flow or pressure, known as water hammer, can cause significant stress on the bladder.
     
     
6. Manufacturing Defects:
   • Quality Issues: Defects in the bladder material or seams from the manufacturing process can cause premature failure.
     
     

In summary, low air pressure inside a well tank results in a reduced drawdown volume, shorter pump run times, and more frequent pump cycling. This occurs because the bladder cannot fully utilize the tank's volume, leading to inefficiencies and potential damage to the pump over time. Ensuring the pre-charge pressure is correctly set initially and maintained over time is crucial for optimal tank and pump performance.

Buying a home is a significant milestone in anyone's life, and it often comes with a long list of considerations. Location, size, layout, and price are typically at the top of the list. However, if you are considering a property that comes with a well and/or septic system, there are some additional factors to consider. In this article, we will explore the ins and outs of buying a home with a well and septic system to help you make an informed decision.

Before diving into the intricacies of buying a property with a well and septic system, it is essential to understand what these systems are and how they work:

Wells: A well is a source of water for a property that taps into underground aquifers. The water is pumped from the well into the home, where it is typically used for drinking, bathing, and other household needs. Well water quality can vary, so it's important to have it tested regularly to ensure it meets safety standards.

Septic Systems: A septic system is a private sewage treatment system that manages and treats wastewater from the property. It consists of a septic tank and a drain field. The septic tank separates solids from the wastewater, and the treated water is then released into the drain field for further filtration and absorption into the soil.

There are some clear advantages to well and septic systems:

Independence: Homes with well and septic systems are not dependent on municipal water and sewage services. This can be an advantage in areas with unreliable public services or where municipal connections are unavailable.

Cost Savings: In the long run, well water and septic systems can be more cost-effective than paying for municipal water and sewage services. You won't receive monthly bills, but you will need to maintain and repair your systems.

Environmental Impact: With well and septic systems, you have more control over your water usage and waste disposal. This can lead to more responsible resource management and a reduced environmental footprint.

While there are clear advantages to well and septic systems, there are also other important factors to consider before making your decision to purchase:

Water Quality: The home owner is solely responsible for water quality testing. Get the water tested regularly (e.g. annually) for safety and quality. You want to ensure that the well water is free from contaminants and safe for consumption. If issues arise, you may need to invest in water treatment systems.

Maintenance and Repairs: Both wells and septic systems require ongoing maintenance and occasional repairs. Make sure you have a clear understanding of the maintenance requirements and budget for these expenses.

Inspections:  It is advised to have a professional evaluation of the well and/or septic system as part of any real estate transaction. The inspections will help to determine if there are any major issues with the septic system, well system pumping, or water quality. 

Regulations and Permits: Different regions may have specific regulations and permits related to well and septic systems. It is crucial to be aware of these requirements and ensure the property complies with local laws.

Water Reliability: The reliability of the water aquifer is an essential factor to consider when purchasing a home with a well. Not all areas have consistent and dependable aquifers, and it is advisable to thoroughly research the water situation in your specific location. This involves consulting with neighbors, local experts, geologists, or hydrologists who can provide insights into the aquifer's health and sustainability. They can evaluate factors such as water table depth, recharge rates, and historical water availability in the area. In areas with unreliable aquifers, it may be necessary to invest in water storage solutions, such as larger well water storage tanks. This can help ensure you have a reserve of water during dry spells.

Emergency Planning: Consider what you would do in the event of a well or septic system failure. Having a backup plan for water and sewage is crucial in case of emergencies. This might include having access to a water delivery service or knowing how to truck in water in case of a well failure. Research whether there are alternate water sources available, such as access to a community water supply. This could serve as a backup or supplement to your well.

Water Conservation: Implement water conservation practices to make the most of your well water. Low-flow fixtures, responsible landscaping, and a general awareness of water usage can help stretch your water supply, as well as save money on pumping and maintenance.

Buying a home with a well and septic system can be a wise choice for many, offering independence, cost savings, and environmental benefits. However, it is crucial to do your due diligence, including water quality testing, inspections, and understanding local regulations. With proper maintenance and responsible ownership, a home with well and septic can provide years of reliable service and a unique sense of self-sufficiency. So, if you are considering such a property, make sure you are well-prepared to make the most of this homeownership opportunity.