Septic System Odors at Property Being Purchased FAQs

Tip: Be sure to also read SEPTIC SYSTEM ODOR CURES - topic home

There are septic smells at a property I'm buying. How much will the realtor's proposed "fix" help?

The realtor says they're going to replace the distribution box, pump the septic tank, and put in a "bio kit" - will anything good come from this?

I'm trying to buy a home in Vt. And I noticed a septic smell while walking around the property as I look down there's a stream of black water running.

The owner called his septic people to check out the problem. This is the response from his realtor. "They replaced the dbox, pumped the field and put in a bio kit.

They will come back in a week to see how its doing!" I'm not sure what I should view this. Anything good from this kind Sir? - Jack Garlin

Reply: not much.

Jack,

Watch out: the realtor is someone with a conflict of interest and not a person on whom you can rely to protect your interest, money nor safety when you are the buyer of a home.

Even a well intentioned real estate agent in the case you describe will not know the condition of the system, will not warrant you at all about the future usability of the system, and is not held legally responsible for property conditions.

Pumping the septic tank gives the septic drainfield a few days off from having to absorb septic effluent. That might, for a few days, diminish the septic odor - fooling you into thinking everything is OK.

Fixing a bad distribution box is a good repair

 in that if the old box was routing all of the septic effluent into say (making this up as an example) just one septic drainfield trench, leaving three other trenches un-used, the overloaded trench will quickly fail. By routing effluent into all of the septic drainfield trenches we reduce the load on the bad trench and might get more life out of the system.

It depends ... on the age of the system, soil conditions, and condition of the other trenches. You could ask the septic contractor what they found and what they recommend. The contractor won't want to make the realtor and seller mad by ratting them out, but you could point out that you are moving in and would be his new customer.

Putting in a "bio kit" on a failed septic system

 is sort of a pig-in-a-poke. I am guessing that someone is adding an aerator to an existing septic tank.

The aerator can improve the level of treatment of the septic effluent, thus reducing (but not eliminating) the degree to which effluent discharged from the tank contaminates the environment.

And depending on septic tank design, the aerator might, by keeping septic tank contents agitated in a single compartment tank, actually speed the destruction of the drainfield by pushing solids out into the drainfield.

If the present septic system is in failure mode - that is, effluent is not being handled by the drainfield, symptoms include odors and smells on the property.

Even if the odors are diminished by some means, by no means has that "fixed" the failed drainfield. Expensive repairs are likely to be in your near future.

Be sure to read our more complete advice about septic system odor causes and cures

at SEPTIC SYSTEM ODOR CURES - topic home

Septic System Clearance Distance Concerns for Home Buyers FAQs

Tip: Be sure to read the more complete information at CLEARANCE DISTANCES, SEPTIC SYSTEM 

Also see our index to all septic system measurements and clearance distance questions and answers at SEPTIC CLEARANCE DISTANCE FAQs

I'm planning a garden at a property I'm buying that has an aerobic septic system and aerators.

How far away should I plant? Aerobic septic system with aerators and sprinkler heads

I am buying a property in Forney, Texas that has an aerobic septic system. I believe the system has aeraters (sprinkler heads) in the back of the property. I want to have a vegetable garden and some fruit trees planted. How far away should I plant from the aeration field? - Marylin

What is the distance requirements from the septic to home and well to home? - Katie

Reply:

Good question Marilyn and forgive that this sounds a bit glib, that's not intended - my OPINION is that you want your garden far enough away to not pick up septic effluent. That depends on soil properties - how water flows through the soil, as well as ground slope and of course the distance that the sprinklers actually spray. I'd allow for wind-blown effluent overspray too.

So I'm afraid that an arbitrary number like 20 feet would be just arm-waving speculation, and an absolutely safe number like 100 feet may be overkill.

Details about recommended planting distances from septic fields for trees, shrubs, and gardens are given

at PLANTS & TREES OVER SEPTIC SYSTEMS.

Katie there is not a fixed distance from home (the structure itself) to septic tank nor to distance from home to a water well. For example a typical minimum recommended distance between septic tank and the structure is ten feet but some states allow five and others, 100. The maximum distances are set in part by terrain.

But what you should also be asking is what are the required distances between septic system components and other site features such as wells, streams, lakes, etc. For example required distances between a septic tank and a private well is typically 50 feet but varies up to 100 feet in some states.

You can find all septic system component clearance distances in a table at the article

titled SEPTIC CLEARANCE DISTANCES