As most of you might know we sold our place and are looking for a new one. Been looking since January tough times to say the least.
Found a place in Bennington, OK. 20 miles east of Durant. House was built in 2018 and is a solid build sitting on 40 acers. Had home inspection today and just minor stuff noted. During our initial look we noticed on the hot water only it had the rotten egg/sulphur smell. Today we were at the home to pay the home inspector and has a water filter company come up to investigate the issue. After investigation and water test water is hard but not excessive, iron in water not excessive and hydrogen sulfite gas smell no PPM detected.
This past weekend the home owner changed the filter in pump house, filter at tankless water location and had the tank less serviced. Water pressure is normal on hot side but still the smell.
Water filter guy said hardness can be corrected by water softerner and iron and smell addressed by another system.
My question is have any of you delt with and corrected the rotten egg smell successful in your home. We're still in the inspection period till this weekend and don't want to live with something I could have walked away from.
Well was drilled in 2017 and depth is 475'.

For us this place checks all the boxes except the hot smelly water.

And yes there's big deer on the place.

Thanks for the help.

You need a water system up there. Call culligan in Denison and ask them what the best way to handle it is.

Whole house carbon filtration tank.

I've got some experience working on wells. I'd go take a look at the well itself. Is everything secure there? No open casing with a submersible just stuck down in it? We have sulphur smell at times on our well. We use some bleach and do some serious flushing. Seems to alleviate it for a while. I've heard of people back flushing wells like this also. Really not that hard to do on a shallower well not sure about your depth. I'd talk to some well drillers for sure. Also look into what it would cost to get some county water ran over. Just my .02 cents. Hope it works out.

That sulphur water really gets sour in the water heater.

Well is 475', drilled in 2017 30 GPM. No option for rural water. Thanks,

I agree with needing a filtration system, likely should add a softener as well, but only behind your filtration.

I'm working with Water Works out of Pottsboro this guy has 30 years in the business and presented filter systems from a company called Charger Water Treatment Products.
System for hard water is called PRO H2O CWS1CD-Matrix HI Flow Series
System for Iron & Smell is Iron Breaker III, Iron and H2S filter.

I’ve heard you can aireate the sulfur water into a holding tank, and the smell will sluff off. Tank need a vent on top for smell to escape.

I have heard of him. I cannot recall his name though. Could you please PM me his contact. I think it starts with a J and have seen his work and it is good.

Swap the anode in the water heater with a aluminum/zinc anode. If it is only on the hot side, the bacteria is loving the magnesium rod already in the tank. I swapped ours and two neighbors followed suit, all three no smell after about a week.

Had to do this years ago at another place we had well water.

People like him do not come around often but when they do damn can they drop wisdom. Good to see you Western

Back at you Josh, usually surf on my phone lately and don't log into sites on my phone.

System is tankless water heater no anode in system.

And you get no smell on the cold side, or supply? Maybe it needs more water movement/flow?

No smell on cold in or out of house.
Could issue be the tankless water heater and not being serviced for 4 years. First time it was serviced was last weekend. Could smell be from tankless boiler water cooked into unit??

Those need to be drained yearly I am pretty sure.

Ours at the ranch does the same thing. After a few days of using it it flushes out and smell goes away. I think ours is because it sits sometimes for a month or more. We have never tested the water and don’t drink it.

I have little experience with TH, but iirc, they are supposed to be descaled yearly, someone in the know may respond. I just know the sulfide bacteria grow exponentially in those temps and that isn't consistent with tank-less heater.

Now, If i let my well sit for a week like when we are out of town, I can smell the gas the 1st few minutes when the water is turned on, cold or hot. Originates from the well and builds up as it sits. I can shock treat the well with bleach and that works for 4-6 weeks, but turns into a pita over time. Anode swap for me has done the jobs for my neighbors and I, but that's with standard water heaters.

My neighbor has this same issue. Hot side only. He added a charcoal filter to the inlet side and no issues

New anode first. I have seen that fix it. But if the Tank has a lot of buildup in it, it may require changing the water heater. That is a very cheap option, even if you do it very 5 years, compared to paying for a treating system and the maintenance

Two things

1. have no idea what I’m talking about

2. If it’s the hot water side only it can be fixed for a reasonable price but will require periodic maintenance.


Sounds like a great location.

I have very hard water plus a lot of iron and some sulfur smell. I have tried filters etc. Finally got 2 holding tanks. First one is about 350 gallons then that goes into a 600 gallon one. Iron and smell is pretty much gone.

Hopefully, the tankless HW was installed with a pair of isolation valves and hose-end connections on it so you can flush the scale and bacteria yearly. You can buy the flush kit at your neighborhood plumbing supply. I have no idea if this would solve your problem.

I am trying to imagine how a softener would work with the tankless WH. Seems like the salt would be corrosive. The Culligan people would be able to answer that question.

On another note....moving that far away your wife won't be able to refinish my front door the next time it needs it.