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Here we offer some 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.

No one wants to see a condition like the failing septic system shown just above, but isn't it just the rotten luck that sometimes problems like this show up right when you're trying to sell a home?.

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Advice When Selling a Home With A Septic System

Question from a reader who is selling a home with a septic system: My brother and I are helping sell my parents house in Massachusetts, and we were told we had to have this inspection done. We don't know what kinds of questions to ask when interviewing potential inspectors - can you give us some insight into how to best research this? We want the best possible chance of having a positive, no issues inspection, so again we would appreciate your advice.

Tips for Sellers of Homes With Septic Systems

Avoid a Conflict of Interest about Reporting Septic System Condition

To avoid a conflict of interest all parties to a real estate sale should prefer to see a Title5-type septic inspection and any other condition of property inspection ordered by the buyer not by the seller. Otherwise, later if a problem is found by the new owner the seller could be charged with providing self serving, inaccurate information.

Use a Qualified Septic System Inspector

All Title 5 inspectors working in MA are licensed and must be trained. Septic system inspectors in other states and provinces may also be required to be licensed or registered, though many excellent septic system inspections are also offered by some home inspectors as well as some septic contractors. Do not hire an inspector for septic or other inspections if s/he has a conflict of interest such as one who also offers repair services for the property to be inspected, nor an inspector who has a relationship with the home buyer, seller, or real estate agent.

Ask about the septic system inspector's experience. Ask to see an example septic inspection report and compare its contents with the requirements specified by law in Title5 and with the septic inspection reports described at this website.

Prepare and Provide Basic Homeowner Information About the Septic System

Provide the most accurate information possible about the septic system age, location of components, type of components, service and repair history you can. You may not know all of these things but the more you know an provide the more accurate will be the septic report and the less pure speculation will be involved.

Speculation by a septic system inspector, in the absence of actual information, can lead to worst-case guesses or warnings to a buyer, issued not so much to protect the buyer as to protect the septic inspector - to reduce risk of a buyer's later complaint about the inspector's diligence. But such a septic system condition report, in which the inspector spends your money to reduce his/her risk, can result in premature, inappropriate, or excessive septic system repair repair costs.

What if the Septic System Needs Repairs Right When We're Selling Our Home?

If you already know of a septic system failure or unsafe condition or of a problem that is easily corrected, such as a flimsy septic tank cover or surface runoff invading the drainfield fix these right away - we don't want a prospective buyer falling into the septic tank, and drying out a wet leach field caused by invading ground water will improve its function.

If there is already evidence of a septic system problem, such as odors, wet areas, or sewage backups, obtain several repair estimates, including a reliable diagnosis of just what the problem is. Repair costs range from trivial (unclogging a pipe) to significant (replacing a septic system). Do not try to "hide" a problem by pumping the septic tank. Such a step is very short-term (hours or a day or so), and may constitute a fraudulent or illegal act. Of course if you have to pump a failed septic system tank so as to have emergency ability to flush toilets, go ahead, but inform the parties concerned of this condition.

If the septic inspection indicate a costly problem, get further, accurate diagnosis and repair cost estimates from one or more septic repair companies - more than one approach and cost may be feasible.

Repair work bids should be from a septic repair company having no relationship with the septic inspector.

Since high costs and even life-safety issues could be involved in some septic system problems, responsible accurate septic reports, not just a septic report whose results make us happy, are of paramount concern.

Since some lenders will not write a mortgage on a property unless the septic system is working, you may have to go ahead and perform the necessary repair work. Generally, unless immediate functional or safety repairs are needed, we prefer to obtain estimates and then to negotiate with the buyer on that amount, perhaps offering the repair cost as an allowance against the purchase price of the property. Why? Because the new owner - buyer will be more confident that the repairs were done properly if s/he is in control of that work, and the seller will be free of any future liability concerning the septic system.

What if the Septic System Inspection and Report are Faulty?

If the septic system inspection yields a result that seems unclear, inaccurate, or just plain wrong, or if its confusing, ask for clarification from the inspector, and also pass that information and question along to me by email- I may have a suggestion

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

Question: Our first septic system test failed, the second one that was less thorough passed. The buyers want a whole new septic system. What should we do?

I am curious what you would say about my current situation. I'm in the middle of an inspection w/ buyers. The first septic inspection failed a flow test. We have had no issues [with our septic system] in the 13 years we've been in the house. The system is old [built probably in ] 1965. We've found no map of the field and no one has found the field.

We had a second opinion inspection without a flow test [septic loading test]. The septic system passed [this second procedure]. Tank was emptied and inspected. He said he found no high water marks. No damage found to tank.

Buyers wanted another opinion so our agents hired a company- this company failed the system. Used a camera in the out pipe which was holding water and followed it down to a place on the lawn just staring to green up and found the soil there saturated. They said the system was about to fail, but couldn't located any leaching system. No break out or odor. They also claim to have found a hairline crack in the septic tank. Now the buyers want us to replace the whole system, septic tank included and to use the company that last inspected! What do you think? I think it stinks, but my lawn doesn't.

p.s. The buyers are planning on renovating and adding a bathroom w/ a hot tub style bath

Mike in Connecticut

Reply: Avoid a future dispute, find out what repairs are really needed, fix or escrow

A septic loading and dye test cannot find all possible septic problems but it can find enough to be worth doing, and if the septic loading and dye test was properly performed, it can protect both buyer and seller from a later dispute.

The legal question of what you should do in the case of a failed septic system is one to take to your lawyer.

That said, my OPINION is that these are some points to consider:

• Whenever an inspection finds an apparent need for repair at a property, it is risky to then order a second inspection that argues that the repair is not needed after all. True the first inspection could have been faulty. But in the case you describe, the second inspection was less thorough and less rigorous. Now if you ask a buyer to rely on your information and not theirs, you are inviting a future dispute.
• But a failed septic test is not a complete system diagnosis. Without further investigation we don't know if the failure is a rather minor repair (fix a clogged pipe or level a tipped septic distribution box), or a major repair (the drainfield is saturated and needs replacement).
• If your buyer is obtaining a mortgage it is often the case that the bank won't make the loan if the septic system is not working, so the property could be tough to sell in "broken" condition.
• If you are unable to obtain a reliable investigation that determines what repair is actually needed before the sale closing date, one option is to escrow an agreed upon amount that is the maximum you and your attorney agree you are willing to pay for septic repairs. The closing of sale may be able to proceed, repairs can be made and paid for out of the escrow fund, limiting your exposure to that total. In my experience it would be uncommon for a seller to have to pay for septic system improvements or expansion such as may be required if the buyers are adding a bathroom. So it's important to focus on the scope of and limits on your portion of the responsibility.
• Finally, if an inspection discloses unsafe conditions at a property they should be repaired immediately, and until repair is possible, the dangerous area or component needs to be secured - keep people away.

- DJF - editor.

Questions & Answers regarding this article

Questions & Answers about selling a home with a septic tank or septic system or soakaway bed system

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HOME BUYERSGUIDE to SEPTIC SYSTEMS
  1-INTRODUCTION
  2-YOU NEED TO KNOW AND DO
  3-SEPTIC SYSTEM COMPONENTS
  4-WHAT GOES WRONG
  5-HOW TO INSPECT & TEST
  6-FINAL OVERVIEW
  SEPTIC FAILURE LAWSUIT

HOME SELLERS GUIDE TO SEPTIC INSPECTION
The Basics of Buying a Home with a Septic Tank
Document Purpose
Components of a Septic System
How to Inspect and Test
Testing Step-by-Step
Leachfields
Signs of Septic Trouble
Sources of Septic Info
  Info from Owner
  Visual Inspection
  Town Health Dept
  Outside Sources
Final Overview

Books & Articles on Building & Environmental Inspection, Testing, Diagnosis, & Repair

• Our recommended books about building & mechanical systems design, inspection, problem diagnosis, and repair, and about indoor environment and IAQ testing, diagnosis, and cleanup are at the InspectAPedia Bookstore. Also see our Book Reviews - InspectAPedia.
• Inspecting Septic Systems: Online Book, Inspection, Test, Diagnosis, Repair, & Maintenance: our Online Septic Book: Septic Testing, Loading & Dye Tests, Septic Tank Pumping, Clearances, details of onsite waste disposal system inspection, testing, repair procedures.


• Advanced Onsite Wastewater Systems Technologies, Anish R. Jantrania, Mark A. Gross. Anish Jantrania, Ph.D., P.E., M.B.A., is a Consulting Engineer, in Mechanicsville VA, 804-550-0389 (2006), Advanced Onsite Wastewater Systems Technologies. Outstanding technical reference especially on alternative septic system design alternatives. Written for designers and engineers, this book is not at all easy going for homeowners but is a text we recommend for professionals--DF.
• Builder's Guide to Wells and Septic Systems, Woodson, R. Dodge: $ 24.95; MCGRAW HILL B; TP; Quoting from Amazon's description: For the homebuilder, one mistake in estimating or installing wells and septic systems can cost thousands of dollars. This comprehensive guide filled with case studies can prevent that. Master plumber R. Dodge Woodson packs this reader-friendly guide with guidance and information, including details on new techniques and materials that can economize and expedite jobs and advice on how to avoid mistakes in both estimating and construction. Chapters cover virtually every aspect of wells and septic systems, including on-site evaluations; site limitations; bidding; soil studies, septic designs, and code-related issues; drilled and dug wells, gravel and pipe, chamber-type, and gravity septic systems; pump stations; common problems with well installation; and remedies for poor septic situations. Woodson also discusses ways to increase profits by avoiding cost overruns.
• Country Plumbing: Living with a Septic System, Hartigan, Gerry: $ 9.95; ALAN C HOOD & TP; Quoting an Amazon reviewer's comment, with which we agree--DF:This book is informative as far as it goes and might be most useful for someone with an older system. But it was written in the early 1980s. A lot has changed since then. In particular, the book doesn't cover any of the newer systems that are used more and more nowadays in some parts of the country -- sand mounds, aeration systems, lagoons, etc.

Design Manuals for Septic Systems

• US EPA Onsite Wastewater Treatment Systems Manual [online copy, free] Top Reference: US EPA's Design Manual for Onsite Wastewater Treatment and Disposal, 1980, available from the US EPA, the US GPO Superintendent of Documents (Pueblo CO), and from the National Small Flows Clearinghouse. Original source http://www.epa.gov/ORD/NRMRL/Pubs/625R00008/625R00008.htm Onsite wastewater treatment and disposal systems, Richard J Otis, published by the US EPA. Although it's more than 20 years old, this book remains a useful reference for septic system designers. U.S. Environmental Protection Agency, Office of Water Program Operations; Office of Research and Development, Municipal Environmental Research Laboratory; (1980)
• Eco John® Innovative Toilet Solutions, Global Inventive Industries, Fountain Valley CA, PDF, product brochure
• "International Private Sewage Disposal Code," 1995, BOCA-708-799-2300, ICBO-310-699-0541, SBCCI 205-591-1853, available from those code associations.
• "Manual of Policy, Procedures, and Guidelines for Onsite Sewage Systems," Ontario Reg. 374/81, Part VII of the Environmental Protection Act (Canada), ISBN 0-7743-7303-2, Ministry of the Environment,135 St. Clair Ave. West, Toronto Ontario M4V 1P5 Canada $24. CDN.
• Manual of Septic Tank Practice, US Public Health Service's 1959.
  

Onsite Wastewater Disposal Books

• Onsite Wastewater Disposal, R. J. Perkins; Quoting from Amazon: This practical book, co-published with the National Environmental Health Association, describes the step-by-step procedures needed to avoid common pitfalls in septic system technology. Valuable in matching the septic system to the site-specific conditions, this useful book will help you install a reliable system in both suitable and difficult environments. Septic tank installers, planners, state and local regulators, civil and sanitary engineers, consulting engineers, architects, homeowners, academics, and land developers will find this publication valuable.
• Onsite Wastewater Treatment Systems, Bennette D. Burks, Mary Margaret Minnis, Hogarth House 1994 - one of the best septic system books around, suffering a bit from small fonts and a weak index. While it contains some material more technical than needed by homeowners, Burks/Minnis book on onsite wastewater treatment systems a very useful reference for both property owners and septic system designers.
• Septic Tank/Soil-Absorption Systems: How to Operate & Maintain [ copy on file as /septic/Septic_Operation_USDA.pdf ] - , Equipment Tips, U.S. Department of Agriculture, 8271 1302, 7100 Engineering, 2300 Recreation, September 1982, web search 08/28/2010, original source: http://www.fs.fed.us/t-d/pubs/pdfimage/82711302.pdf
• Soil Percolation Tests soil perc testing guide and instructions
• Percolation Testing Manual, CNMI Division of Environmental Quality, PO Box 501304, Saipan, MP 96950
• Planting Over Septic System Component", Daniel Friedman (author/editor, InspectAPedia.com), The Innovator, Winter/Spring 2008, BCOSSA, British Columbia OnSite Sewage Association, 201-3542 Blansard St., Victoria BC V8X 1W3 Canada
• Save the Septic System - Do Not Flush These Items Down the Toilet, Daniel Friedman, InspectAPedia.com - PDF document, printable
• SEPTIC STANDARDS
• SEPTIC MAGAZINES
  
• Septic System Owner's Manual, Lloyd Kahn, Blair Allen, Julie Jones, Shelter Publications, 2000 $14.95 U.S. - easy to understand, well illustrated, one of the best practical references around on septic design basics including some advanced systems; a little short on safety and maintenance. Both new and used (low priced copies are available, and we think the authors are working on an updated edition--DF. Quoting from one of several Amazon reviews: The basics of septic systems, from underground systems and failures to what the owner can do to promote and maintain a healthy system, is revealed in an excellent guide essential for any who reside on a septic system. Rural residents receive a primer on not only the basics; but how to conduct period inspections and what to do when things go wrong. History also figures into the fine coverage.
• Test Pit Preparation for Onsite Sewage Evaluations, State of Oregon Department of Environmental Quality, Portland OR, 800 452-4011. PDF document. We recommend this excellent document that offers detail about soil perc tests, deep hole tests, safety, and septic design. Readers should also see Soil Percolation Tests and for testing an existing septic system, also see Dye Tests
• Grass is Always Greener Over the Septic Tank, Bombeck, Erma: $ 5.99; FAWCETT; MM; This septic system classic whose title helps avoid intimidating readers new to septic systems, is available new or used at very low prices. It's more entertainment than a serious "how to" book on septic systems design, maintenance, or repair. Not recommended -- DF.
  
• US EPA Onsite Wastewater Treatment Systems Manual Top Reference: US EPA's Design Manual for Onsite Wastewater Treatment and Disposal, 1980, available from the US EPA, the US GPO Superintendent of Documents (Pueblo CO), and from the National Small Flows Clearinghouse. Original source http://www.epa.gov/ORD/NRMRL/Pubs/625R00008/625R00008.htm
• Water Wells and Septic Systems Handbook, R. Dodge Woodson. This book is in the upper price range, but is worth the cost for serious septic installers and designers. Quoting Amazon: Each year, thousands upon thousands of Americans install water wells and septic systems on their properties. But with a maze of codes governing their use along with a host of design requirements that ensure their functionality where can someone turn for comprehensive, one-stop guidance? Enter the Water Wells and Septic Systems Handbook from McGraw-Hill.
  Written in language any property owner can understand yet detailed enough for professionals and technical students this easy-to-use volume delivers the latest techniques and code requirements for designing, building, rehabilitating, and maintaining private water wells and septic systems. Bolstered by a wealth of informative charts, tables, and illustrations, this book delivers:
  * Current construction, maintenance, and repair methods
  * New International Private Sewage Disposal Code
  * Up-to-date standards from the American Water Works Association
  
• Wells and Septic Systems, Alth, Max and Charlet, Rev. by S. Blackwell Duncan, $ 18.95; Tab Books 1992. We have found this text very useful for conventional well and septic systems design and maintenance --DF. Quoting an Amazon description:Here's all the information you need to build a well or septic system yourself - and save a lot of time, money, and frustration. S. Blackwell Duncan has thoroughly revised and updated this second edition of Wells and Septic Systems to conform to current codes and requirements. He also has expanded this national bestseller to include new material on well and septic installation, water storage and distribution, water treatment, ecological considerations, and septic systems for problem building sites.
  
• The NSFC Products List has an excellent list of design manuals/modules available from their website or by telephone 800-624-8301
• Submissions welcome. send us a suggested document link or request an exchange of website links
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