Pitless Adapter Replacement in Spokane County: Seal Repair and Responsibility

A pitless adapter is the fitting that lets the water line leave the well casing below ground. Washington's rules require approved fittings and make whoever removes the surface seal responsible for having it repaired, so ask who is responsible before work starts.

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What a pitless adapter is

A pitless adapter is a fitting attached to the well casing that carries the water line out of the well below ground, so no part of the well sits in a pit. It lets the line pass through the casing without opening the well to the surface.

WAC 173-160-291 says well casing must extend at least 6 inches above ground, and 2 feet above the 100-year flood level at a site that floods. Drilled wells must be capped with a metal or plastic cap that is mechanically secured or welded, access ports must be sealed, and vents must be shielded and at least 6 inches above the land surface. Pitless adapters must use fittings approved by the Department of Health, with the point where the adapter joins the casing above the static water level unless designed otherwise. Whoever removes the surface seal to install a pitless adapter is responsible for having the seal repaired to land surface.

WAC 173-160-231 describes the surface seal as filling the space around the casing, with a minimum seal of 18 feet, a drilled hole at least 4 inches larger in diameter than the casing, and fill to land surface with bentonite or neat cement. Reconstruction that needs seal repair requires 18 feet of new seal. That is why the question of who repairs the seal matters when an adapter is replaced.

Pump replacement itself is not counted as altering a well under WAC 173-162-030, but adapter work can involve the casing and seal, so ask which rules apply.

When people look into this

Water leaks near the casing underground.
An old adapter is being replaced during pump work.
A line has been dug up and the adapter is exposed.
A pump is pulled and the adapter is found worn.
A landowner is regrading and the adapter comes up.
A home on a well is changing hands and the adapter is old.

What the work usually looks like

Describe the situation. Where the line leaves the well and what is happening.
Call a professional. A registered professional looks at the adapter and the casing.
Check the fitting. Whether it is an approved fitting and where it sits.
Plan the seal. Who repairs the surface seal and how.
Replace. The adapter is replaced by the professional.
Test the water. Water is tested after work on the system.

How to prepare

Before work starts, it helps to settle these points:

Note where the water line leaves the well.
Ask whether the adapter is an approved fitting.
Ask who is responsible for repairing the surface seal.
Ask whether the seal repair is in the price.
Ask which trades the job involves.
Check each company on the L&I page.
Ask about water testing afterward.
Get the price in writing.

What affects the cost

Prices vary widely with the well, the pump and the work. For an adapter, the digging and the seal repair matter most.

Digging. Reaching the adapter can mean digging along the line.
Fitting. Approved fittings differ in cost.
Surface seal repair. Required when the seal is removed.
Casing condition. Damaged casing adds work.
Pump work. Often done at the same time.
Trades. Plumbing and electrical trades can be involved.
Testing. Water testing afterward is separate.

Ask who owns the seal

The seal question is easy to miss because the work is underground. The rule makes whoever removes the seal responsible for having it repaired, and that can be a different company from the one doing the rest of the job. Settle it before the digging starts and put the answer in writing.

If the adapter is replaced while the pump is pulled, the same company often does both, which can make the scope simpler. Ask anyway, and keep the paperwork with the well records.

Local rules and sources

Wellhead rule. WAC 173-160-291 says well casing must extend at least 6 inches above ground, and 2 feet above the 100-year flood level at a site that floods. Drilled wells must be capped with a metal or plastic cap that is mechanically secured or welded, access ports must be sealed, and vents must be shielded and at least 6 inches above the land surface. Pitless adapters must use fittings approved by the Department of Health, with the point where the adapter joins the casing above the static water level unless designed otherwise. Whoever removes the surface seal to install a pitless adapter is responsible for having the seal repaired to land surface.

Surface seal. WAC 173-160-231 describes the surface seal as filling the space around the casing, with a minimum seal of 18 feet, a drilled hole at least 4 inches larger in diameter than the casing, and fill to land surface with bentonite or neat cement. Reconstruction that needs seal repair requires 18 feet of new seal.

Pump replacement. Under Ecology's well rules, replacing a pump is not counted as altering a well. WAC 173-162-030 says well alterations include deepening, hydrofracturing or other operations meant to increase well yields or change the well's characteristics, and do not include general maintenance, cleaning, sanitation and pump replacement.

Trades. Pump work can involve other trades: contractors are registered with the Department of Labor & Industries, electrical work generally requires an electrical contractor license, and plumbing work generally requires certified plumbers, with some exceptions. Check a company's registration on the Washington Department of Labor & Industries “Verify a Contractor, Tradesperson or Business” page.

Testing. The Washington Department of Health recommends testing private well water every year for coliform bacteria and nitrate, and also when you notice a change in taste, color or smell, after flooding, and after you replace any part of your well system. Your county health department can tell you how and where to have it tested.

Safety. Work on pump wiring, pressure tanks and wells can involve electricity, stored pressure and, in some cases, contaminated water, so it belongs with a qualified professional.

Reasons to trust this page

Most statements on this page name their public source, such as the Department of Health or the Department of Ecology.
Cost factors are explained in plain terms, and this site does not quote prices.
The email address is shown at the top of every page, and the Privacy page says what a quote request collects.

Common questions

What is a pitless adapter?

It is a fitting attached to the well casing that carries the water line out of the well below ground, so no part of the well sits in a pit. Washington's rule, WAC 173-160-291, requires fittings approved by the Department of Health, with the point where the adapter joins the casing above the static water level unless designed otherwise.

Who is responsible for the seal when an adapter is replaced?

Under WAC 173-160-291, whoever removes the surface seal to install a pitless adapter is responsible for having the seal repaired to land surface. Ask the company in writing whether it will do that, whether it is in the price and who is doing the work.

What does the surface seal do?

WAC 173-160-231 describes the surface seal as filling the space around the casing, with a minimum seal of 18 feet, a hole at least 4 inches larger in diameter than the casing, and fill to land surface with bentonite or neat cement. It keeps surface water from running down along the casing.

Does replacing an adapter count as altering a well?

Pump replacement does not, under WAC 173-162-030. Adapter work can involve the casing and surface seal, so ask the company which rules apply and who is responsible for each part. Check with Spokane County and your health district, and put the answers in writing.

How much does adapter replacement cost?

Prices vary widely with the well, the pump and the work. Digging to reach the adapter, the fitting, surface seal repair, casing condition, any pump work done at the same time and the trades involved change the total. Get a written scope that lists what is included, so prices cover the same work.

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