Set #2 FAQs About a Home Seller's Guide to Septic Systems and septic system testing.

This article series gives advice for home owners who are selling a property with a septic system, including useful information that you can prepare and provide to a home buyer, septic system testing, and making septic system safety repairs before even listing a property for sale.

Frequently Asked Questions (FAQs) about selling a home with a septic tank

These questions and answers about selling a home with a private septic system or septic tank were posted originally at HOME SELLERS GUIDE TO SEPTIC INSPECT - be sure to also check out the advice given there.

Question: we are buying a home with a septic tank and know nothing about it. The home looks well maintained. Should we get the septic system inspected?

We are in process of buying a home with a septic system. Your information has been quite helpful. We know NOTHING of septic systems. I'm trying to figure out what kind of system it is, we've been told it's not aerobic so by default does that mean it's anaerobic?

We know it was pumped 7 months ago and that the owner of 3 yrs has never had any problems. The house, built in 1986, is VERY well maintained as attested to by our home inspector. Fortunately I have a lifelong friend that lives on the same street so she's told me about her system, etc., but I'm not sure ours is the same. What concerns should we have? Should we absolutely get it inspected? I'd appreciate any advice. - Stephani S. DFW -Texas

Reply: yes, absolutely.

Stephani S DFW Texas

Even at a well maintained home it would be a mistake to assume that a buried system such as" we link to some basic information you will want to read.

You should not buy a property with a septic system without some due diligence in discovering just what is installed and what clues or tests indicate that the system is or is not likely to be functional.

There are serious health and safety risks involved as well as possibly expensive repairs needed.

In the article above, at "Steps to Take When Buying a Home With a Septic Tank" we tell you what is recommended.

The basic approach includes asking questions, a visual inspection of the home and site, and then depending on what we learn, an escalating series of inspections or tests, depending on what is discovered at each step.

Question: there are septic smells at a property I'm buying. 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, 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.

Question: Question: Septic system distances: I'm planning a garden at a property with 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.

Take a look

at PLANTS & TREES OVER SEPTIC SYSTEMS for added details.

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

Question: My septic inspector found evidence of a partly flooded drainfield - is that a septic failure?

We are buying a home and the inspector said there are 5in of water in vent pipe in seepage area. does this mean it's failing? - Lady

Reply: Yes.

Lady I'm guessing you mean that an inspection pipe in a septic drainfield is showing five inches of water. Standing water in the drainfield would be evidence of drainfield failure. Now there could be a surge of water if a test was being run, but if the level was remaining static in the standpipe, the system is flooded and in failure. In my opinion.

Follow-up comment:

Thanks for your response! I can only hope you read this one soon. Well, we are having quite a dilemma. The letter says that it has capacity of 1000 gal, and was at normal level, baffles are intact (although bill says baffle replaced), "vent pipe in seepage area had 5 inches of water in it," "ground at end of leach field had fractures between the trees...cause unknown."

No drain back from leach field. No ponding at this time. "Operating under saturated conditions." "was a time several years ago where saturation on surface."

Here's my concern. I don't know a ton about septic systems (although after this week, I could site laws in 5 states and name each component to you). But, everything I see is saturated=failing. And, if it failed it past (saturation on surface) and hasn't been fixed (it hasn't), and is currently saturated but operating...is that really right?

To me, that would be a failing system or a defect in the septic. Saturated + pooling in past + dry weather/saturated now.

But, their realtor and our realtor just want the letter to be "reworded" to sound better. When I spoke with the technician who did the review, he said, I should be good to have no back up in house, but it could be a problem if I ever needed a permit and health dept came out.

My thought would be to have a 2nd opinion, but my realtor feels the test passed. I also feel like the history of previous surface saturation would qualify as a defect, which wasn't on disclosure.

Can you help me understand what I am missing? I really like the house and don't want to be a pain, but it isn't adding up?

Reply:

Lady a few clues are evident from your comments.

"baffle replaced" - the previous baffle, whose job is to keep solids in the septic tank, had failed enough to need replacement. By the time it's noticed and repaired, solids have most likely been flowing to the drainfield, adding to clogging and reducing its life.

"normal level" and "no drain back in the tank" - mean that at that MOMENT the drainfield was not so saturated that the effluent is so high that it flows backwards into the septic tank during pumpout. That does not, however, mean that no drainfield areas could be saturated or at end of life.

"Operating under saturated conditions" means the drainfield had been seen in failure mode.

We don't know if the problem was local surface waters and runoff, groundwater, or purely septic effluent. That distinction will be significant in deciding what repairs are needed - we need to direct groundwater and surface runoff away from a drainfield. And when a drainfield is "saturated" it is not working, not treating effluent, and is contaminating the environment.

No ponding "at this time" is a safe way of having made the realtor happy but covered the inspector for liability. No ponding could be because of little or no use, tank pumped out to give a respite, the season of very hot dry weather, or other events that temporarily make the fields look as if they're working.

With the history that you report, the septic system has failed in the past, and as no one has reported to you that any substantial repairs (like new drainfield or found and repaired broken drainfield piping) have been performed, it has NO predictable future life.

(Without actually digging up more components we don't know exactly what's wrong - a broken pipe is a minor repair compared with replacing a drainfield. The latter sounds much more likely from your description)

Your plan to buy the home would be irresponsible if it didn't include funds to repair or replace the septic system.

Comment:

Thank you for making me feel sane. And, yes, the system had been pumped for the test. I am glad to know that I'm at least asking the right questions.

We had planned to talk with the county tomorrow to find out more, but at least I don't feel like such an idiot now. I keep feeling like people think I'm making this up to complain about it, and I'm not sure why it's a surprise to anyone, especially since it was built in 1972.

Reply:

You sound sane to me, but I add that most people don't buy a new home often, so they are at a bit of an experience disadvantage vis-a-vis other players in the transaction such as real estate agents, attorneys, inspectors who have other interests.

Real estate is a tough business; when I've witnessed court disputes the judge always has taken the position that because a buyer knows it's a big financial decision with other parties who have conflicting interests (realtors, seller, some attorneys, and some home inspectors), the judge feels that the responsibility for due diligence is on the buyer, and the judge won't accept an argument that you relied on "puffing" or obfuscation by anybody else.

I'm not advising not to buy the property - it would be very rare for me to inspect a property and find that there was absolutely nothing in need of attention. But buy with a better picture of the real cost: purchase price plus necessary repairs, and proceed accordingly.

Question: My septic inspector failed the septic drainfield during wet conditions after Hurricane Irene;

The owner disputes the results and may have added something to the fields to try to "pass" the system.

Whom can I trust?

My inspector failed the drain field on a house that I wish to purchase yesterday September 6. 2011. On August 30th was the first inspection which was a few days after Hurricane Irene. The inspector said the tank needed a clean out. Our inspector recommended waiting until Saturday for the field to dry out due to the excessive rain from the Hurricane.

Then the homeowner insisted on being at the inspection and wanted no one on his property so he pushed the inspection to one full week since he was on vacation. In the meantime the tank was cleaned out. It again rained the night before and day of the inspection of the tank and field.

Our inspector failed the field. The homeowner who claims he went to school for septic engineering is disputing the results. He is saying that the inspector did not check the bed yesterday to see if it had drained and only looked in the tank. He claims the inspector said too much rain to test and told the homeowner and 2 witnesses that the septic should be fine, bed is far enough from house and he could test sometime in October.

Do you think the homeowner is lying and maybe adding or already added something to the septic to try to get it to pass inspection? We are debating having a different inspector return to the property. I am afraid he may hire someone he knows due to his admission of being a septic engineer.

Also, can you tell if someone added something to treat the field? If you could please let us know ASAP. Thank you my whole world revolves around this issue. I have kids in school and soon no house to live in since mine is being sold in a few days. - R.F.

Reply: Caveat emptor: when buying a home you have to rely on consultants who are both competent and have no conflict of interest

A competent onsite inspection by an expert who has expertise in septic system testing usually finds additional clues that help accurately diagnose a problem or answer questions about the condition of the system. That said, here are some things to consider:

Your inspector who wanted the tank pumped most likely would have asked that as an extra step in inspecting and diagnosing the system

A septic drainfield has to work even in rainy weather; indeed, however, if hurricane Irene had actually caused local area flooding, that'd be sufficiently abnormal as to decide to wait on testing

An owner who won't allow people on a property is in my experience waving a red flag of warning to watch out for a cover-up of a costly problem. I emphasize that point even though I understand that selling a home is a nervous time for the seller too.. Everyone wants everything to go smoothly. And on occasion I've seen sellers do very suspicious things not because there was really a serious issue, but because they were afraid there might be one. It's a mistake.

I agree with the owner, however, that just looking at the tank is hardly a competent inspection; however, one might see something at the tank, such as drain-back into the tank during pumpout or lost tank baffles that would be very indicative of a field failure.

In real estate law just about everywhere the courts opine that because buying a home is a major expense and because there are parties with strongly conflicting interests, a buyer who relies on representations by a seller or a real estate agent is ... well how should I say it ... being ill-advised. Details are at CONFLICTS OF INTEREST AT SEPTIC SYSTEM INSPECTIONS.

Home buyers are responsible for performing their own due-diligence and would be wise to rely only on advice from parties whom they are absolutely sure have no conflict of interest in the deal. Part of due diligence also involves doing your best to be sure that your advisors are not only unbiased, but competent.

In my experience and opinion, it's rare that a problem is so costly that buying the home is a mistake. It's correct, however, that the true cost of the property needs to be understood by the buyer to include the cost of necessary repairs for the property to be safe and habitable.

In sum, in the conditions you described, you would be wise to presume that on purchasing the home, at any time thereafter you are likely to face costly septic system repairs or even replacement of the drainfield; depending on the tank, its materials and conditions, there may be work there too. Age of the system, materials used, and other site clues would perhaps raise or lower the worry level but with no better data, the bottom line is unchanged.

On 2016-10-23 by (mod) -

KH

Not even knowing that your property had an on-site septic system means that the system was never properly maintained. Failure to pump the tank on schedule could hasten septic system failure.

"Failure" of a septic system built in 2011 merits further investigation. "Faillure" could be simply a settled or broken pipe, a clog, or in worst case, improper original design or installation.

A "too deep" septic tank probably means that the wastewater has to flow "uphill" to the drainfield -something that will not work

"Never had any indications" doesn't mean that the problems listed above didn't exist.

On 2016-10-23 21:26:10.581480 by KH

We are selling our home that was built in 2011.

The septic system was built in 2011 and all approved by the town.

We have never had any problems as a matter of fact it wasn't til we were selling our home that we even realized we had a septic system.

We had it pumped with no issue but the septic company said it failed inspection for water flowing back into tank from output.

They insist that the tank was put in to deep( 3 feet deep)

Everything I read says the depth is fine.

They told us it would cost at min 16,000 to redo our system.
I am so confused because as I said we have never had any indications of any issue with our system.

On 2016-10-05 22:31:51.965209 by Anonymous

living in the home and using water daily would this be one way to test septic

On 2016-09-13 16:57:16.002764 by (mod) -

Allison

This sure is troubling. $1300 to "certify a tank" ? What about the drainfield where half or more of the system cost resides?
And gee whiz, $1300. is more than the cost to repair a broken tank baffle.

Usually we can see enough of the baffle to know if it's intact or damaged without pumping the septic tank.
If not, that suggests that the septic tank is filled to an abnormal height, covering the baffle completely. That in turn suggests that the tank outlet is blocked or the drainfield is failed.

So a more clear explanation from your inspector would have added some value to what you got from that dope.

When a tank is pumped there is more useful diagnostic information that becomes evident.

If the pumper found baffles intact AND assures you that the sewage level in the tank was normal AND tells you that the tank was not damaged, cracked, broken, settled, tipped, AND that the septic tank covers are safe, AND that there was no backflow of effluent into the tank during pumping, all of that is very good news that you want documented so you can give that to your buyer.

A septic tank outlet baffle and opening should always be lower than the inlet opening: otherwise sewage would back up into and clog the inlet pipe.

I don't understand about shining a light into a hole nor seeing a dim light in another. Your septic people may be very smart but bad communicators. You need someone who speaks English and can communicate clearly to help out here.

Finally, nobody in their right and honest mind would promise that a 36 year old drainfield is "in pefect condition". It's old, and it's buried. You cannot know that and you're asking for a dispute later if you make such marketing-oriented promises.

1. Insist on clear cogent understandable explanations of what's there and what if any repair is needed

2. document that

3. have your buyer do their own due-diligence, inspections, tests, etc. so that you are not later charged with having provided dishonest or biased information in an effort to sell your home

4. If the buyer's inspections and tests bring up surprises, those deserve further investigation for accuracy and estimates of costs involved.

Also see https://inspectapedia.com/home_inspection/Other_Peoples_Money.php

On 2016-09-13 03:15:59.076419 by Allison

Hello,
My husband and I are in the process of selling our home built in the early 1980s. It is just under 1900 sq feet with four bedrooms and two and a half baths. We are in Alaska and things may be different but we had to pay an inspector over $1300 to certify out tank.

We came out and said well I can't fully tell but I believe your baffle has failed and it needs to be pumped so I can tell for sure. If it has failed the tank needs to be replaced which can run anywhere from $2500-5000. We had it pumped and the company said everything pumped perfectly and back flushed it three times

. (We have had it pumped within the last year and there are only two people living here). He is saying one side measures 79 inches and the other side measures 75. He's saying the four inch difference is most likely the baffle.

Maybe just the top third broke. The leach field is in perfect condition and had 0% of fluid in it.

He is saying he signed light in one hole and was able to see a little dim light in the other and is failing the tank saying it needs to be replaced. We are the sellers and now our realtor is saying all the cost falls on us since we said we'd pay for inspection. Is there anything we can do?

On 2016-07-16 22:19:41.245113 by (mod) -

Rita

To sort out this question you need to know more exactly what was installed, what was done, and what is installed now at the site. If you're simply assuring that an un-used septic tank has been safely abandoned, it is opened and filled in with rock, rubble, soil. There are other steps that would make for a better job but the first concern is safety.

Search InspectApedia for SEPTIC TANK ABANDONMENT PROCEDURE to read details.

On 2016-07-16 15:00:58.544725 by rita goertzen

my question is i'm buying a property in which the old septic system failed and there was a notice of substandard document issued,by the dept. the current septic passed inspection that's not the problem.but the underwriter(while my loan is approved)found it had the violation in 2006

and the lender wants this expongement done.is this because the old septic needs cleared or signed off on to ensure the old septic was filled in properly with gravel,cement or soil.is this common they need a county inspector to inspect it before I can close escrow?

...

Continue reading  at HOME BUYERS GUIDE to SEPTIC SYSTEMS, - what advice do we give to buyers of a home with a private septic system?or select a topic from closely-related articles below, or select a topic from the closely-related articles below, or see the complete ARTICLE INDEX.

Or see HOME SELLERS GUIDE TO SEPTIC INSPECTION FAQs-3 - more-recent Q&A about managing septic system inspection & testing when selling a home.

SEPTIC & CESSPOOL SAFETY

SEPTIC LIFE MAXIMIZING STEPS

SEPTIC TANK PUMPOUT TIMING ERRORS

Or see these

Recommended Articles

• SEPTIC SYSTEM TEST BASICS - quick guide for buying a home with a septic tank
• HOME BUYERS GUIDE to SEPTIC SYSTEMS - complete guide to buying a home with a septic tank
• SEPTIC SYSTEM TROUBLE: WHAT GOES WRONG
  • SEPTIC TANK FAILURES
  • SEWER LINE CLOGS & DAMAGE
  • SEPTIC LEACH FIELD FAILURES
  • SEPTIC TROUBLE SIGNS, OTHER
  • ORANGEBURG PIPE
• HOME BUYER'S SEPTIC TEST
• PRE-PURCHASE SEPTIC DYE TEST
• SEPTIC TEST FINAL OVERVIEW
• SEPTIC DYE SOURCES, SAFETY, TOXICITY, STAINING, MSDS
• SEPTIC FAILURE LAWSUIT
• HOME SELLERS GUIDE TO SEPTIC INSPECT
• SEPTIC & CESSPOOL SAFETY
• SEPTIC COMPONENT LOCATIONS
• SEPTIC DRAINFIELD INSPECTION & TEST - home
• SEPTIC DRAINFIELD SIZE
• SEPTIC LOADING & DYE TEST PROCEDURE - home
• SEPTIC TANK PUMPING SCHEDULE
• TEN STEPS to Keeping a Septic System Working

Suggested citation for this web page

HOME SELLERS GUIDE TO SEPTIC INSPECTION FAQs-2 at InspectApedia.com - online encyclopedia of building & environmental inspection, testing, diagnosis, repair, & problem prevention advice.

Or see this

INDEX to RELATED ARTICLES: ARTICLE INDEX to SEPTIC SYSTEMS

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