When purchasing a house with a septic system, it's crucial to have a thorough inspection. Septic systems are intricate "systems" with multiple potential issues. Discovering problems before closing the deal is vital, as repairs or replacements can be extremely costly, reaching tens of thousands of dollars. Don't risk it - get a septic inspection to ensure a smooth and worry-free home buying process.
How The Septic System Works
Did you know that 25% of homes in the United States rely on septic systems instead of municipal sewer systems? These decentralized systems are permanent fixtures in our wastewater infrastructure, as noted by the EPA.
So, how does a septic system work? It all starts with a sanitary pipe that carries wastewater from the house to a buried septic tank. This tank, typically made of concrete, fiberglass, or steel, is designed to hold the wastewater, and allow the breakdown of solids while safely disposing of liquids.
Inside the tank, solid waste settles at the bottom, creating a "sludge" layer, while grease and oils float to the top, forming a "scum" layer. This scum layer acts as a seal, keeping air out and allowing bacteria to thrive, breaking down the solid waste.
Between the sludge and scum layers is the effluent, a mostly clear layer of liquid. T-shaped outlets and baffles in the tank prevent scum and solids from entering the leach field, while allowing the effluent to flow through gravity into the leach field.
From the tank, the effluent moves into a distribution box, which evenly distributes it into the leach field's chambers. Various distribution methods, such as distribution boxes, septic tank outlet lines, and effluent distribution lines, ensure proper dispersal.
In the leach field, the effluent percolates down into the soil, where bacteria continue breaking down materials from the tank. As the effluent filters through sand and rock, it eventually returns to the groundwater.
Maintaining a septic system is crucial for its longevity and functionality. Homeowners should have their systems inspected every three to five years and consider pumping the tank if necessary. While the cost of maintenance may range from $300 to $500, it's much more affordable than costly repairs or replacements.
Now that you understand how a septic system works, remember the importance of ongoing maintenance to keep it functioning properly.
The Septic Inspection
Preparing for a septic system inspection should coincide with your general property inspection when buying a home. This allows any plumbing issues to be addressed and noted in the inspection report. It also helps with meeting inspection contingency deadlines.
The initial phase of the septic system inspection involves gathering information and addressing any concerns before the actual inspection. This helps the inspector determine what to look for during the inspection.
Due to the system being underground, a complete inspection is not possible without excavation, which is impractical. However, during this phase, the goal is to identify potential issues based on installation and maintenance.
Before the inspection, it is important to answer these questions:
- Has the septic system ever been pumped? This is crucial because it's the main maintenance task the seller should have done.
- Do you know the location of the septic system? If the seller doesn't know, it's likely they haven't provided proper maintenance.
- Is there a septic location map? The governing body overseeing septic systems should have a map provided by the home builder. This document is important for the inspection as it shows the tank's location, leach field, and the number of chambers.
- Do you have any maintenance history? This includes how often the system has been pumped, the contractor used, and any available records of maintenance. It's also important to know if there have been any problems and if they were repaired.
- Where are the tank covers? The tank should have manhole covers over the chambers for access during testing and cleaning.
- Assembling this information serves two purposes: it helps the technician conducting the inspection know what to look for, and it gives you an idea of how well the seller maintained the system.
The On-Site Inspection
Investigating a residential septic system is essential before purchasing a property. With the potential for various issues, it is wise to include septic testing as part of the inspection process, enabling the home seller to address any needed repairs through the inspection objection contingency. According to the 1995 U.S. Census data, over 10 percent of septic systems experience backups or wastewater surfacing, and more than half of these systems are over 30 years old. The inspection involves multiple tests, starting with a flow test to ensure the sanitary pipe supplying liquid to the system is functional.
Additionally, the technician will assess the levels of scum, effluent, and solids in the tank, ensuring they are properly distributed. Lastly, the leach field is visually inspected for signs of water accumulation or unpleasant odors, and a probe test is conducted to check for hydraulic stress. Any problems found may indicate potential failure points in the system, such as the distribution box. By conducting these tests, you can identify and address any septic system issues before finalizing the property purchase.
