On Real Estate & More – Dec 2024/Jan 2025

BUYING A HOME is a significant investment and the process of purchasing a home is filled with both stress and excitement. Once you enter into escrow on your dream home, it’s easy to focus on the more visible aspects such as the layout, location, and overall aesthetics. However, there’s a crucial component that’s sometimes overlooked but needs to be a part of your inspection process: the septic system. Having a thorough septic system inspection is a vital step in safeguarding your investment. Here’s why.

For homes in rural areas, a septic system is a key component of the property’s infrastructure. Unlike homes connected to a municipal sewer system, properties with septic systems treat and dispose of household wastewater on-site. This system typically consists of a septic tank and a drain field, where waste is naturally broken down and filtered.

The septic tank digests organic matter and separates floatable matter (e.g., oils and grease) and solids from the wastewater. In conventional systems, the liquid (known as effluent) is discharged from the septic tank into a series of perforated pipes buried in a leach field, chambers, or other special units designed to slowly release the effluent into the soil. This area is known as the drain field.

Failing to inspect the septic system before purchasing a home can lead to a range of serious issues:

  • Unexpected Repair Costs—Septic system repairs or replacements can be extremely costly, often running into thousands of dollars. An inspection can uncover problems early, allowing you to negotiate repairs or a lower purchase price with the seller.
  • Health Risks—A malfunctioning septic system can lead to sewage backups or leaks, creating unsanitary conditions and potential health hazards.
  • Environmental Impact—Leaking septic systems can contaminate soil and groundwater, leading to environmental damage.
  • Property Value—A failing septic system can reduce the value of your home and make it harder to sell in the future.

A professional septic inspection is a comprehensive process that includes:

  • Locating and Accessing the System—The inspector will identify the septic tank and drain field locations, ensuring they are accessible.
  • Assessing the Tank’s Condition—The inspector will check the tank for cracks, leaks, and the levels of sludge and scum. The inspector will also check the condition of the baffles, which help guide the flow of wastewater and prevent solids from clogging the outlet pipe. They will pump the tank to get a better view of its condition.
  • Evaluating the Drain Field—The drain field will be inspected for signs of failure, such as standing water, green grass over the drain field, or strong odors.
  • Conducting Functional Tests—Tests like a hydraulic load test evaluate how well a septic system handles wastewater by filling the tank with water and observing how it drains. This can help determine if the system is operating correctly without leaks or blockages. Tracer dye can be used to help identify drain field failure.
  • Providing a Detailed Report—After the inspection, you’ll receive a report detailing the system’s condition, any issues found, and recommendations for repairs or maintenance. The report should also include a record search for septic permits, including repairs and/or alterations.

Given the potential risks and costs associated with a failing septic system, making an inspection a priority when purchasing a home is crucial. Here are some tips:

  • Hire a Qualified Inspector—Ensure the inspector is experienced and certified in septic system inspections. Your realtor can assist you with recommendations for qualified inspectors.
  • Review the Report Thoroughly—Understand the findings and ask questions if anything is unclear. Use this information to guide your negotiations and decision-making process. Your Realtor can assist you with items that may be of concern and to negotiate any needed repairs or a lower purchase price so you can have those repairs made after ownership transfers.
  • Consider Future Maintenance—Regular maintenance is key to a healthy septic system. Ask the inspector for maintenance tips and establish a schedule to keep the system in good working order.

A septic tank inspection is a small investment that can prevent major headaches and financial burdens down the road. In the often-stressful process of buying a home, taking this proactive step provides peace of mind by confirming the system’s integrity.