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Septic Systems - The Basics

By
Real Estate Agent with Long & Foster Real Estate, Inc. Assc Broker MD DC VA

HouseEven in a suburban area, Real Estate Agents need to know the basics about Septic Systems.  The most important, that the buyer should confirm that the house is on public water and sewer even in a seemingly urban area.  It is not a pleasant surprise to find out at settlement or later that the home is not connected to public water and sewer and this is material to most purchasers.   With public water and sewer, you often have additional taxes and much higher costs, but not a lot of maintenance.   With well and sewer, there is regular maintenance and considerations that is required by the new owners. There is typically a plat that shows where the septic system is located.  

  • The owner may have records of maintenance that might be helpful for the buyer to have.
  • The septic tank can be inspected for proper function
  • The buyer needs to be educated about the use of a septic system
  • Care must be taken with garbage disposals, hot tubs, and other water/waste disposal appliances


The Basics are that there four parts to a septic system:

1.
The Pipe that Connects to the House
2. The Septic Tank
3. The Drain Field
4. The Soil (not all soil is good for a septic system)

The waste water exits the house through the pipe into the septic tank.   The tank holds the waste water long enough for the solids to settle to the bottom and break down over time, the fat and other material to float to the top, and the resulting waste water to go out the the drain field.   The drain field acts as a filter along with the soil to remove bacteria, viruses and other material.  When new waste water exits the septic tank - it pushes the older water down the drainfield.

What most agents don't realize is that septic systems can FAIL and not be able to be fixed.   Once a drain field has failed you need to have enough land/space for a new one.   Not all soils can support a drain field and sometimes alternatives need to be considered.   Each state has regulations regarding septic systems and what you can and can not do in the area.  

What should you do?

  • Buyer Education & Information
  • Consider an Inspection
  • Know the Inspection Companies
  • Leave Adequate Time for Inspections (they can take several weeks or not be possible due to weather)
  • Discuss the benefits of a Seller Inspection vs. a Buyer inspection.


Some Red Flags:


  • People driving over septic or drainfields
  • Large trees/plants bushes on se
    Even in a suburban area, Real Estate Agents need to know the basics about Septic Systems.  The most important, that the buyer should confirm that the house is on public water and sewer even in a seemingly urban area.   Older homes sometimes have chosen not to convert to public water and sewer and this is material to most purchasers.   With public water and sewer, you often have additional taxes and much higher costs, but not a lot of maintenance.   With well and sewer, there is regular maintenance and considerations that is required by the new owners.
    There is typically a plat that shows where the septic system is located.  
  • The owner may have records of maintenance that might be helpful for the buyer to have.
  • The septic tank can be inspected for proper function
  • The buyer needs to be educated about the use of a septic system
  • Care must be taken with garbage disposals, hot tubs, and other water/waste disposal appliances


The Basics are that there four parts to a septic system:

1.
The Pipe that Connects to the House
2. The Septic Tank
3. The Drain Field
4. The Soil (not all soil is good for a septic system)

The waste water exits the house through the pipe into the septic tank.   The tank holds the waste water long enough for the solids to settle to the bottom and break down over time, the fat and other material to float to the top, and the resulting waste water to go out the the drain field.   The drain field acts as a filter along with the soil to remove bacteria, viruses and other material.  When new waste water exits the septic tank - it pushes the older water down the drainfield.

What most agents don't realize is that septic systems can FAIL and not be able to be fixed.   Once a drain field has failed you need to have enough land/space for a new one.   Not all soils can support a drain field and sometimes alternatives need to be considered.   Each state has regulations regarding septic systems and what you can and can not do in the area.  

What should you do?

  • Buyer Education & Information
  • Consider an Inspection
  • Know the Inspection Companies
  • Leave Adequate Time for Inspections (they can take several weeks or not be possible due to weather)
  • Discuss the benefits of a Seller Inspection vs. a Buyer inspection.


Some Red Flags:


  • People driving over septic or drain fields
  • Large trees/plants bushes on septic or drain fields
  • Soggy areas or odors
  • Sunken areas located within septic tank or drain fields
  • Sewer Gas Odors in the Home


A failed septic system can impact the ground water and if the property or neighboring properties are on well water this can....well, be a problem.
ptic or drainfields

  • Soggy areas or odors
  • Sunken areas located within septic tank or drainfields
  • Sewer Gas Odors in the Home


A failed septic system can impact the ground water and if the property or neighboring properties are on well water this can....well, be a problem.

Posted by

Yvette Chisholm, Associate Broker, MD, DC, VAAlan Bruzee & Yvette Chisholm Alan Bruzee, Associate Broker, MD, DC, VA
Long & Foster Real Estate, Inc.
 Rockville/King Farm Office 301-548-9700
402 King Farm Blvd #150 Rockville, MD  20850

Telephone: 301-758-9500
 
EQUAL HOUSING OPPORTUNITY

www.BruzeeChisholm.com

 

Comments (4)

Ted J. Macy
Top Agents Atlanta Metro - Milton, GA

If septic systems are not maintained they can be a big headache, very informative post, thanks for all your efforts.

Aug 15, 2011 04:14 PM
Fred Griffin Florida Real Estate
Fred Griffin Real Estate - Tallahassee, FL
Licensed Florida Real Estate Broker

Yvette, Septic Tanks and Systems are a huge issue in Florida.  

     Liability, possible requirements for hooking up to the City System at staggering costs, and so much more.  This is something that Agents must be aware of at the time of Listing, and again at the time of Contract.

Aug 15, 2011 04:21 PM
Daniel H. Fisher
www.FisherHermanRealty.com (704) 617-3544 - Charlotte, NC
MCRP - Charlotte Real Estate, NC or SC

Listing a Charlotte, NC or SC area home with a septic system should always include a conversation with the county health department to verify the number of bedrooms the system was designed to handle, what special maintenance, inspection or operational requirements might be and whether there are any violations.

Aug 15, 2011 05:41 PM
Yvette Chisholm
Long & Foster Real Estate, Inc. - Rockville, MD
Associate Broker - Rockville, MD 301-758-9500

Thanks for your comments.   It is indeed something that agents should be aware of at the time of listing.   But, I have found that sellers don't always know.

Aug 16, 2011 01:30 AM