By Alex Antsyferov, Broker, and the AA Properties team | Crown Kingdom Realty Inc., Brokerage, Pickering
Short answer: If you’re buying a house with a well and septic in north Pickering, around Claremont or anywhere in rural Durham, talk to your lawyer about conditions for well and septic inspections. Test the water, look up the well record, ask for the septic file, and check conservation rules before you plan a pool or an addition.
Here’s a fun surprise for anyone moving out from Toronto: on a lot of country properties, there’s no water bill. Your water comes from a well in the yard, and everything you flush goes to a septic system out back. Not scary, just a bit of homework.
My family and I are making Claremont home, so here’s what I’d check.
Which north Pickering homes have a well and septic?
Many homes in north Pickering’s hamlets and countryside, like Claremont, Greenwood and Whitevale, rely on a private well and a septic system instead of city water and sewer. But don’t assume either way. Servicing can change from road to road, so ask the seller to confirm it in writing.
Looking elsewhere in the GTA? Other Greater Toronto Area municipalities may use a different process, so check with the local health unit.
What should I test in the well water?
Start with bacteria. Durham Region offers free bacterial testing of private well water for residents. Pick up a bottle at a Region location, like Regional Headquarters at 605 Rossland Rd. E. in Whitby (there are also spots in Port Perry, Bowmanville and Uxbridge), and drop the sample off there by 10 a.m. on a weekday.
Collect the sample the morning you drop it off. Durham’s lab must receive it within 24 hours of sampling, so avoid Fridays and the day before a holiday. Keep it cold. (Public Health Ontario’s own lab has a 48-hour limit from collection.)
Durham’s free test checks bacteria only. A clean result doesn’t mean the water is safe to drink for every purpose. A private lab can test for other things, such as hardness or nitrates. Ask your inspector what makes sense for the property. Once you live there, the Region suggests testing at least three times a year.
One catch: until closing, it’s the seller’s well. Talk to your lawyer about conditions for well and septic inspections, including access so you (or your inspector) can take samples.
How much water does the well actually give?
Clean water is half the story; quantity is the other half. A licensed well contractor can do a flow test, so you know the well keeps up when the dishwasher, the laundry and two kids’ baths all happen at once.
Then look up the paperwork on Ontario’s Well Record Map. A record can show how the well was built and its depth and yield. Can’t find one? Send a request through Ontario’s well record request form. The Wells Help Desk says to expect a reply within 5 business days. Some older wells have no record at all, one more reason to test.
How do I check the septic system?
In Durham Region, the Durham Region Health Department approves the design and construction of private septic systems. The City of Oshawa handles its own. That means the Region may have a file on the property.
Ask the seller (or their listing agent) to request the septic record from Durham Region Health Department, or have your lawyer request it. The Region doesn’t hold records before 1974 and replies can take up to 10 business days, so build that time into your offer.
Here are a few numbers from the Region’s April 2026 to March 2027 fee schedule:
| Item | Fee |
|---|---|
| Septic record search (requested by owner, designate or listing agent) | $57 |
| Lawyer’s written request for records (in addition to the record search) | $57 + HST |
| Permit for a new or replacement septic system (Class 4 and 5, residential) | $1,117 |
| Septic tank replacement permit | $570 |
| Review for a building addition, garage or pool, or a change of use | $271 |
Those are permit and records fees, not the cost of the work. After you’ve seen the file, have a septic contractor find, pump and inspect the tank and the bed.
Can I add a pool, a garage or an addition later?
Maybe, but check first. Much of north Pickering sits in the Greenbelt and the Oak Ridges Moraine, and properties near creeks, valleys or wetlands can fall in a Toronto and Region Conservation Authority (TRCA) regulated area. If yours does, you’ll need a TRCA permit before you can get a building permit. TRCA’s online Regulated Area Search is a good first look, though its mapping isn’t the final word.
Related reading
Thinking about a country home?
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Frequently asked questions
Is well water testing free in Durham Region?
Yes. Durham Region offers free bacterial testing of private well water for residents. Pick up a bottle at a Region location, collect the sample the morning you drop it off and keep it cold. Durham’s lab must receive it within 24 hours of sampling. The free test checks bacteria only.
Who approves septic systems in Pickering?
The Durham Region Health Department approves the design and construction of private septic systems across Durham Region, including Pickering. The City of Oshawa is the exception and handles its own.
How do I find the well record for a property?
Search Ontario’s Well Record Map. If you can’t find the record, send a request through Ontario’s well record request form. The Wells Help Desk says to expect a reply within 5 business days. Some older wells have no record.
Should my offer be conditional on a well and septic inspection?
Many buyers do. Ask your lawyer and a licensed inspector what makes sense for the property. A condition can give you time to test the water, check the flow and have the septic inspected before you’re committed.
Do I need a TRCA permit to build near a creek in north Pickering?
If the property is in a TRCA regulated area, you need a TRCA permit before you can get a municipal building permit. Start with TRCA’s Regulated Area Search, then confirm with TRCA.
The information in this blog is deemed accurate but not guaranteed. It’s for general purposes only and isn’t legal, financial or tax advice.
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