The Yakima Valley Has Real Water Quality Concerns

The Lower Yakima Valley has been on the radar of state and federal regulators for years, and for good reason. Decades of intensive agriculture, livestock operations, and orchard work have left their mark on our groundwater. The most common issues we see in private wells across Sunnyside, Granger, Mabton, Wapato, Toppenish, and Outlook include:

• Nitrates from fertilizer runoff and dairy operations, which can exceed safe drinking limits and pose serious risks to infants and pregnant women.
• Arsenic, which occurs naturally in much of Central Washington’s volcanic geology and can cause long-term health problems even at low levels.
• Coliform and E. coli bacteria, often linked to surface contamination, septic systems, or aging well casings.
• Pesticides and herbicides that may persist in shallow aquifers near agricultural land.

A home that looks beautiful on the outside can have water that’s quietly unsafe to drink, cook with, or bathe in.

A Pre-Closing Test Protects Your Investment

A well water test before closing gives you negotiating leverage. If results come back showing elevated nitrates or arsenic, you can ask the seller to install a treatment system, reduce the purchase price, or cover the cost of remediation in escrow. Without that test, you have no recourse once the deal closes. Treatment systems for arsenic or nitrates can run anywhere from $1,500 to $6,000 or more depending on the level of contamination and household water use. That’s not a surprise you want after move-in day.

A test also confirms the well is actually producing water at adequate flow and pressure. We’ve seen buyers discover at the worst possible moment that the well runs dry every afternoon or that the pump is on its last leg.

What a Proper Test Should Include

A basic real estate transaction test is not enough in the Yakima Valley. At minimum, your pre-closing panel should include total coliform, E. coli, nitrates, nitrites, arsenic, lead, iron, manganese, hardness, pH, and a flow rate test. If the property is near orchards or row crops, consider adding a pesticide screen.

Make sure samples are collected by a certified independent professional, not the seller. Independence matters because the person sampling has no stake in the outcome.

Don’t Wait Until After Closing

Once you own the home, every problem with the water becomes your problem to pay for. A few hundred dollars spent on testing now can save thousands later, and more importantly, it can protect the health of everyone who will drink from that tap.

If you’re under contract on a Yakima Valley home with a private well, schedule a comprehensive water test before your inspection contingency expires. Your future self will thank you.

The Heart of the Well System

Much like how the human heart works to serve the entire body, the well pressure tank is the central component of a larger system that ensures consistent water pressure in your faucets, showers, and appliances.

How a Well Pressure Tank Works:

1. Water Collection: It all starts with your well, which collects water from underground aquifers. As water is drawn from the well, it flows into the pressure tank through pipes connected to the well pump.
2. Storage and Compression: The well pressure tank serves as a reservoir that stores water. It has a bladder or diaphragm inside it, which separates the tank into two sections: one for water and one for air. The air section is pre-pressurized to a specific level (usually 30-50 psi) using an air compressor or a pump. This pre-pressurized air exerts force against the water.
3. Maintaining Pressure: As water flows into the tank, the air in the tank compresses. This compression creates pressure in the tank, which keeps the water pressure consistent as it’s distributed to your home’s plumbing fixtures. So, when you turn on a faucet or flush a toilet, you get a steady stream of water because the tank maintains that pressure.
4. Pump Activation: When you use water, the pressure in the tank drops. This drop in pressure signals the well pump to kick in and start pumping more water from the well to refill the tank. The pump keeps working until the tank reaches its preset pressure level.
5. Cycle Repeats: This cycle of using water, pressure dropping, the pump activating, and the tank refilling happens repeatedly, ensuring you always have a steady and reliable water supply.

Why is a Well Pressure Tank is Important?

The majority of well water homes in the Yakima area use Well Pressure Tanks for a number of reasons. Here’s the most common:

1. Prevents Frequent Pump Cycling Deteriorates Pump Lifespan: Without a well pressure tank, your well pump would have to turn on and off every time you used water. This frequent cycling can wear out the pump quickly. The pressure tank acts as a buffer, reducing the pump’s workload and extending its lifespan.
2. Consistent Water Pressure for Better Comfort: Yakima experiences fluctuations in water table levels, especially in dry seasons. A pressure tank helps smooth out these variations, ensuring that you always have consistent water pressure, whether you’re watering your garden or taking a shower.
3. Energy Efficiency: By reducing the number of pump cycles, a well pressure tank also saves energy. It’s more energy-efficient to have the pump work in longer cycles rather than starting and stopping frequently.
4. Emergency Water Supply: In case of a power outage, your well pump won’t work. However, with a well pressure tank, you still have a reserve of water stored and pressurized, providing you with an emergency water supply until power is restored.

Don’t Forget to Plan for Maintenance

To keep your well pressure tank working optimally, it’s essential to perform regular maintenance. Here are some simple steps:

1. Check the Air Pressure: Periodically check the air pressure in the tank using a tire pressure gauge. It should match the recommended pressure level stated on the switch.
2. Inspect for Leaks: Regularly inspect the tank and connections for any signs of leaks or damage.

A pressure well tank can help your family enjoy consistent water pressure and peace of mind knowing that your well is working efficiently.

Need help deciding if a pressure tank is right for your home? Contact Independent Water of Yakima and we’ll guide you every step of the way.

Pressure tanks come in many different sizes. This is because household needs vary depending on your well’s depth, location in the Yakima Valley, type of pump, and water use. So if you’re installing a new well or upgrading your current pressure, taking time to calculate which size pressure tank will work best for your well is vital to ensure that it works at the optimal performance for as long as possible.

Pressurized well tanks can extend the life of your well pump because it prevents the pump from cycling on and off rapidly, all while maintaining the water pressure in your home. This article will discuss what pressure tanks are and how to know what size pressure tank you should choose for your home.

What is a Water Pressure Tank?

The pressure tank holds water so that it is readily available for that use so that the well pump isn’t constantly having to kick on and off. When the well pump turns off, and on too frequently, that is called “short-cycling,” which puts a significant amount of stress on your well pump and can decrease the life of your well pump.

How Does a Water Pressure Tank Work?

Pressure tanks don’t hold a lot of water. Typically, only a third of the tank holds water, and the rest of the tank is made up of air. Although that may sound strange, the air in the tank is compressed to create pressure. Then, when you need to use water, the compressed air pushes pressurized water out of the tank into your home. If your tank doesn’t have air, it won’t work.

Important Water Pressure Tank Terms to Know

Here are a couple of important terms that you should know when sizing your water pressure tank.

• Pressure Switch – Monitors the pressure in your tank. When the pressure changes in your tank, it tells the well pump when to turn off or on. A gauge on the front of the tank shows when maximum pressure has been reached, and then the pressure switch will shut off the pump automatically.
• Drawdown – The usable water in the tank is known as drawdown. When water is removed from the tank, the tank pressure decreases. For example, if you use a 30/50 pressure switch, the pressure will decrease until it hits 30psi. When that happens, the pressure switch will turn on, and the well pump will run until the tank hits 50psi. The volume of water between 30psi and 50psi is the drawdown.

It’s important to remember that drawdown is different from your tank’s total volume. The total tank volume is the tank size required to generate the capacity of drawdown needed.

How to Size a Water Pressure Tank

To choose the proper size water pressure tank, you need to know the flow rate, pressure switch setting, and the minimum runtime of the pump. These three factors will help you determine the drawdown, which, in turn, will help you choose the correct tank size.

Flow Rate

The flow rate refers to how many gallons of water your pump produces per minute. Typically, the flow rate is tested when a new well is drilled.

Minimum Runtime

The minimum run time is how long it takes for the pump to give you the desired drawdown capacity. The guidelines below can help you determine the drawdown capacity that will best suit your needs.

• 0 – 10 GPM flow rate = 1.0 GPM run time
• 10 – 20 GPM flow rate = 1.5 GPM run time
• 20+ GPM flow rate = 2.0 GPM run time

Pressure Switch Setting

The pressure switch setting is the pressure that needs to be reached for the pump to turn on to fill the tank or the pressure at which it should shut off when the tank is full. Pressure tanks have three settings: 20/40, 30/50, and 40/60. The first number represents the pressure that will turn the pump on, while the second is the number that turns the pump off. Most pressure tanks will provide a chart so that you know the drawdown capacity determined by the pressure switch settings.

How to Use These Numbers to Determine Tank Size

When you have these numbers, you can then plug them into the equation below to determine the drawdown needed from your pressure tank:

Minimum run time x Pump flow rate = Drawdown capacity

Here is an example:

20 GPM flow rate x 1.0 GPM run time = 20 gallon drawdown capacity

Pressure tanks come in 20, 30, 50, 85, and 120-gallon sizes. Here is the drawdown volume for each tank size:

• 20-gallon tank = 6 gallons of drawdown
• 30-gallon tank = 9 gallons of drawdown
• 50-gallon tank = 14 gallons of drawdown
• 85-gallon tank = 25 gallons of drawdown
• 120-gallon tank = 36 gallons of drawdown

So, for our example, a pressure tank with a 20-gallon or more drawdown capacity is needed, meaning you would need to install an 85-gallon water pressure tank. Remember, a larger tank is better than a smaller tank.

Can My Pressure Tank be Too Large?

There is no such thing as a pressure tank that’s too large. And, because larger pressure tanks have fewer pump cycles, it can increase the life of your pressure tank. 

However, there are some downsides to having a larger tank. Not only do they cost more, but they take up extra space. You also run the chance of the tank pumping the well quicker than it can recover.

On the other hand, you can choose a tank that is too small. When the pump cycles too quickly, your tank will wear out faster. That means that you will need to replace the tank more quickly and more frequently.

Our Water System Experts Can Help You Select the Best Water Pressure Tank

A properly sized water pressure tank is vital in keeping the water supply to your home readily available and at an appropriate pressure. If you need help selecting a new water pressure tank, the water experts at Independent Water Services, Inc. of Yakima, Washington, are here for all of your tank, installation, and service needs.

We are an EcoWater dealer and specialize in water softening, water filtration, water purification, well pressure tanks, drinking water deionization, and ultraviolet lights. We have been helping customers throughout Central Washington get the best water since 1986, and we’d love to help you too.

Contact us today to request a tank consultation.

The well system consists of different components such as a pressure tank, pressure switch, pump, and the well. The pressure tank has the primary purpose of storing water from the well, then distributing the water throughout your home or office through a plumbing system.

How Do Water Pressure Tanks work?

Water pressure is what causes the water to flow. The primary function of a pressure tank is a repository that contains two things: air and water. Water is pulled up from the well and enters the tank through the pump. Then, as the water level rises, so does the compressed pressure from the air, and when the maximum pressure is reached, the pump then stops. 

Usually, pressure tanks keep the pressure within 20psi of the start and stop parameters. Let’s say, the standard pressure of your tank is 60psi. When you turn the faucet on and draw water, the pressure from the tank drops, and when the pressure hits 40psi, then the pump pulls more water from the well until the pressure is back to 60psi. 

Why Do You Need A Pressure Tank?

Having a pressure tank in your home has numerous benefits. The first benefit of having a pressure tank is constant access to water, whereas otherwise, you would need to turn your pump manually to draw water. Likewise, a pressure tank aids in preventing the pump from getting overworn over time, preserving the life of your water pump. Since the pressure tank acts as water storage when you need to draw water, the water is directly drawn from the pressure tank. 

The water will also only be pulled from the well when it hits the pressure set point. Consistent water pressure is one of the greatest benefits of having a water pressure tank. A pressure tank will help, especially when the water pump is not functioning 100%. 

What Are The Possible Problems Of A Well Pressure Tank?

As mentioned above, a pressure tank keeps water pressure consistent and it also keeps the water and air separated. Here are the most common problems encountered with a well pressure tank:

1. The well pumps air – when you turn on your faucet and it dispenses both air and water. This kind of issue usually shows up after a few years of use, and may be a result of a leak in the pressure tank bladder, or that the integrity of the pump has been compromised. Either is only repairable by a professional.
2. Starts to pump sand or other residues – when sand and other residues from the ground are visible when drawing water, it is a sign that the screen from the well may have been torn. This can cause damage to the pump valves and should be evaluated immediately by an expert. 
3. Low water pressure – there are several reasons why this happens: a failing pump, leaking pressure tank, or a clogged up nipple pipe could lead to this being a problem.
4. Increase in the electric bill – when the pump is no longer working well due to iron bacteria or other causes this will result in inefficiencies that may be first noticed on your electric bill.
5. Changes in water quality – If you notice a change in water quality, there could be several causes. The best way to address this is to do water quality testing. 
6. Malfunction of pressure switch – this can be caused by corroding of the well screen, liner, or casing. You may want to check your reverse osmosis water system or any other filters that are no longer functioning properly. 

If you have a submersible pump, it can be difficult to tell if your pump is functioning well or not. If you are experiencing any of the problems listed above, it is best to have it checked by water service professionals.  

Maintenance And Repair

Well systems are mostly maintenance-free. However, it is best to have it checked and maintained to keep your well system running smoothly. Here are some things you can check to:

1. Check the Pressure
2. Check the Pressure Switch

If you need assistance from a water systems expert, you may check Independent Water Systems, Inc. 

We are an official dealer of Ecowater Systems that services both commercial and residential water systems. We offer the following services: (which are most often assessed by our free water test)

• Water softener systems
• Reverse osmosis drinking water systems
• Water Filtration
• Water Purification
• Water Chlorination
• Sulfur removal (rotten egg smell)
• Iron removal (orange stains)
• PH adjustment (blue or green stains)
• Ultraviolet lights
• Well sanitation
• Pump replacement
• Pressure Tanks

We are based in Yakima, Washington and we are serving all of Yakima and Kittitas Counties including the communities of: Yakima, Sunnyside, Grandview, Granger, Mabton, Moxee, Selah, Toppenish, Union Gap, Wapato, Zillah, Ellensburg, and Cle Elum since 1986. 

Even if you own a well, there may be a chance you don’t know what a well pressure tank is and therefore, don’t know what to do if it does unfortunately need to be replaced. Don’t get left high and dry, let’s learn about what you can do if your well pressure tank is in need of replacing. 

What is a well pressure tank?

A well’s pressure tank maintains the water pressure in your house and protects the life of your well’s pump. It stores water down below and has compressed air up top and provides water under pressure when the pump is not running.  Every time you use your washing machine, toilet, faucet or bathtub, water is needed from the well so the pressure tank holds a certain quantity of water in it to draw upon to be used before it sends a signal to the well pump to turn on. This extends the time between the pump turning on and off so if that on and off cycle is fast, every time you use water, the pump will turn on and when you are done using water, it turns off. The pressure tank, in effect, helps prolong the life of your pump.

How do I know when my tank is going bad?

Thankfully, your well pressure tank will let you know in a few different ways when it is having issues. Make sure not to ignore any of these signs as worse issues could result if you do not fix the tank. Here are some signs your tank needs replacing:

1. Pressure Switch And Pump Constantly Switch on And Off

Leaks in your home can cause the water well pump to continuously run. If not a leak, it could be due to corrosion of the water well casing, liner or screen causing holes which allow too much water to enter the well. Best to check your toilet or any backwashing systems that could malfunction for the source of the issue.

2. Well is Pumping Sand or Sediment In

If you start to suddenly see sand that your water well pumps out, this could be a sign that your well is filling with sand and silt. Your well pump is typically 10-20 feet above the bottom of the well so you definitely should not be seeing these elements pump their way into your water supply. Sand can wear out the pump values and do other damage to your pressure tank and other parts. 

3. Low Water Pressure

If you aren’t getting water from the well or the flow is very weak, you could have a leaky or failing pressure tank. There are a few more issues that this could be, such as a stuck check valve or a clog in the pipe causing the switch to sense the pressure incorrectly. 

Other Issues That Can Arise With A Pressure Tank:

• Visible corrosion on the tank 
• Excessive air in plumbing
• Unstable water pressure
• Pumps running less than 30 seconds
• Pressure tank leaks

How often should I replace my pressure tank?

If your water is clean and you’re using the right size tank, the average life-span is estimated at around 15 years, but the brand and quality of your tank make a huge difference, just like any other major appliance. Make sure you are keeping up with maintenance and minor repairs and always be aware of any of the above issues.

How to prolong the life of your tank?

If you are lucky, your water tank repair-technician may only need to replace a part instead of the whole tank. Here are a few things that can help extend the life of your well pressure tank:

• Install constant pressure valve
• Add air volume control system
• Adjust or replace pressure gauge
• Replace water filter
• Add new filtration system

Always double check with an expert before you try any home repairs when it comes to such a delicate mechanism. Faulty repairs can cause more harm than good, and ensuring that your water supply is safe and clean should always be your number one priority.

Does your pressure tank need service or replacement?

At Independent Water Service in Yakima, WA, we offer guidance in pressure tank sales as well as service of your system. Our skilled technicians also specialize in water softening, purification, filtration and drinking water. We proudly service all of Yakima and Kittitas counties. 

We are an EcoWater dealer and specialize in water softening, water filtration, water purification, well pressure tanks, drinking water deionization, and ultraviolet lights. We have been helping customers throughout Central Washington get the best water since 1986, and we’d love to help you too.

Give us a call to one of our technicians and get a free pressure tank consultation. 

It’s happened to all of us: our water pressure drops, leaving us with little or no running water, and our pressure tank is to blame. Does that merit calling a professional, or should you risk trying to fix it yourself? The problem is, pressure tanks are frequently very difficult to fix, and more often than not, you need a straight up replacement. But if you know the signs of pressure tank problems and pay close attention, you can prevent damage earlier on.

How well are your pump and pressure tank working?

Your pressure tank and well pump are a bit like a battery and a generator: the well pump creates (or generates) pressure, and the pressure tank then stores that pressure, like a battery. When one of these two isn’t working properly, the system starts to break down. If your pump starts to switch on and off rapidly, it means that your pressure tank is damaged…and that could cost you 3 times more to fix than it needed to be.

How long should your pressure tank last you?

The most common type of pressure tank is a bladder tank; they reduce pump cycling, protect from water hammer, and help keep the water pressure in your home steady. The life-span of your bladder pressure tank depends on a few different things. First, the quality of the pressure tank to begin with. The cheaper the tank, the less time it will last. Cheap tanks tend to last about 5 years, whereas more expensive, but higher quality tanks could last up to 30 years. If your water is clean and you’re using the right size tank, the average life-span is around 15 years.

The quality of the water that is being pumped also factors into the equation. If you tend to have sand or rocks in the water you draw up from the well, this will rub the diaphragm in the tank and cause a hole to form, effectively rendering your tank useless.

The other factor that will affect the length of life for your tank is cycling. Pressure tanks are designed to keep a layer of air above the water inside the tank in order to limit the cycling of the pump. When a person in your house turns on the water, the air inside the tank will expand, and this will reduce the amount of air pressure on the tank. When the pressure reaches approximately 40psi, the pump will be turned on in order to refill the tank with water and return the air pressure to normal. If the cycling process is too fast or frequent, the bladder in the tank could be damaged or destroyed.

What issues to look for

If any of these signs start to appear, you should immediately contact a professional.

1.-Your pressure begins to vary erratically – if the needle on the pressure gauge is going crazy, bouncing between low pressure and high pressure every 20 seconds to 2 minutes, then your pressure is swinging. You can verify this by turning on any faucet in the house and see if the water pressure increases and decreases rapidly. Sometimes, pumps are loud, and you will be able to hear the pump turning on and off. If the cycle for a pump turning on and off is more than once every 30 seconds, this could be a much bigger issue.

2.- The top of the tank feels cold and full – if you knock on the top of your tank, it should have a hollow sound. If it sounds full, then there is a problem with your water pressure and the tank may not be working correctly. Be careful not to slosh the tank around too hard! It could break or damage a pipe!

3.- The pressure in the water tank is off – this one is a little tougher to check. First, disconnect the electricity connected to your water pump. Then, drain all of the water from the tank by opening a valve. When all the water has been drained out, your pressure indicator should mark 2psi less than the cut-in pressure, or the pressure when the pump turns on. The most common psi is 38, but depending on your tank or what your pressure switch settings are, you could see 48 or 28. Again, if you don’t feel capable of handling this, call a professional.

a4.- The diaphragm is blown – if the pressure gauge on the tank reads lower than 10 psi, then it’s likely that the diaphragm is blown. You should contact a professional to assist you.

We are an EcoWater dealer and specialize in water softening, water filtration, water purification, well pressure tanks, drinking water deionization, and ultraviolet lights. We have been helping customers throughout Central Washington get the best water since 1986, and we’d love to help you too.

Contact us today to request a well water pressure tank consultation.