Well water system
assessment & improvements.

Ocean reviewed the visible condition of the property's private well, water-treatment equipment, pressure system, and irrigation components. The property recently received a new Well-X-Trol pressure tank; however, the customer is still experiencing reduced cold-water flow in approximately half of the home, and several outdoor sprinkler areas appear to be leaking or remaining wet when they should not be.

Based on the visible condition of the equipment and the symptoms reported, the existing water-treatment system and the irrigation leaks are likely contributing to the property's pressure and water-flow concerns. Final confirmation will be completed through pressure, flow, bypass, and irrigation testing before repairs are performed.

The property currently includes a private well with a submersible pump and Franklin Electric pump-control equipment, a recently installed Well-X-Trol pressure tank, an older Fleck-style water softener with a separate brine tank, a Rain Bird irrigation controller, and multiple sprinkler zones, outdoor faucets, and well-system piping.

The existing filtration control valve is visibly aged, with the electronic control board exposed to dirt, moisture, and outdoor conditions. The mineral tank, brine tank, control valve, drain tubing, and related components also show signs of age and extended use. Because of the equipment's condition, repairing individual components may provide only a temporary solution and may not restore dependable long-term flow or water treatment.

Approximately half of the home is experiencing slow cold-water flow. The existing filtration system may be restricting the volume of water entering the home due to fouled or compacted filtration media, a partially restricted control valve, a worn or sticking internal piston, a failing valve motor or control assembly, sediment or mineral accumulation inside the cold-water piping, or a partially closed or deteriorated plumbing valve.

The filtration system should be placed into bypass temporarily to determine whether water flow improves. If flow improves while the system is bypassed, this will confirm that the existing filtration equipment is creating a significant restriction.

Wet areas, seepage, and standing water around portions of the landscaping and sidewalk indicate that one or more irrigation components may be leaking. Possible sources include damaged sprinkler heads, broken underground irrigation piping, stuck or failing zone valves, irrigation valves that are not closing completely, or a leak in the irrigation supply line.

Ongoing irrigation leaks can continuously draw water from the well system. This can reduce available pressure inside the home, increase pump cycling, waste water, and place additional stress on the well pump and pressure equipment.

The recently installed Well-X-Trol pressure tank is an appropriate improvement; however, the tank's air pre-charge and pressure-switch settings should be verified. The tank pre-charge normally needs to be set approximately 2 PSI below the pressure switch's pump cut-in setting, and common well-system operating ranges include 30/50 PSI and 40/60 PSI. Incorrect settings can cause weak water pressure, rapid pump cycling, inconsistent flow, reduced usable tank capacity, and premature wear on the pump and pressure equipment.

Remove or bypass the existing aging filtration equipment and install the new well-water filtration system previously quoted to the customer. The new system is intended to eliminate the likely restriction created by the existing equipment, improve water flow through the home, provide dependable treatment of the property's well water, replace exposed and deteriorated filtration controls, and improve overall system reliability and serviceability. Filtration system specifications and pricing will remain as stated in the previously provided filtration proposal.

Ocean will test the system before and after installation, including static well-system pressure, dynamic pressure while water fixtures are operating, water flow with the existing filtration system in service and in bypass, water flow at affected cold-water fixtures, and pressure recovery after fixtures are closed. These tests will help determine whether any additional restriction exists in the home's plumbing after the old filtration system has been removed.

Ocean will inspect the visible sprinkler areas and operate each irrigation zone to identify active leaks. Repairs may include replacing damaged sprinkler heads, repairing accessible irrigation piping, cleaning, rebuilding, or replacing leaking zone valves, adjusting sprinkler heads and fittings, and testing each repaired zone for proper shutoff and operation. Any extensive underground damage or concealed piping repairs discovered during testing will be documented and presented to the customer before additional work is performed.

After the filtration replacement and irrigation repairs, Ocean will verify the Well-X-Trol tank pre-charge, confirm the pressure-switch cut-in and cut-out settings, inspect pressure gauges for proper operation, observe pump cycling, confirm that the tank is filling and discharging correctly, and make appropriate adjustments where the existing equipment allows.

Ocean will replace or repair deteriorated insulation around accessible outdoor well-system piping where included in the approved scope. Proper insulation helps protect the piping from weather exposure, condensation, ultraviolet damage, and freezing conditions.

The recommended sequence begins by isolating the irrigation system to determine whether the outdoor leaks are affecting pressure, then recording the well system's static and operating pressure. The existing filtration system is then bypassed and the affected fixtures retested. The previously quoted replacement filtration system is installed, approved irrigation leaks are repaired, and the new pressure tank and pressure-switch settings are verified. The project concludes with a final pressure and flow test throughout the home.

After completion of the approved work, the customer should experience improved cold-water flow, more consistent household water pressure, reduced pressure loss from irrigation leaks, more dependable well-water treatment, improved operation of the new pressure tank, and reduced unnecessary cycling and strain on the well pump.

The filtration replacement and irrigation repairs are expected to address the most likely causes of the current flow problem. However, if reduced flow remains after the filtration system is bypassed or replaced, additional plumbing investigation may be required to locate sediment, scale, damaged valves, or restrictions inside the home's cold-water piping.