Here in the Pacific Northwest, your dream house with a view is more likely to be on a septic system than on city sewer. Any prudent buyer would want to have the septic inspected and pumped prior to close. The buyer generally pays for inspection, the seller for the pumping or repair if needed, negotiated between buyer and seller by written mutual agreement on the Onsite Sewage System form in the OR sales agreement.
According to the septic inspector I spoke with today: If the septic is an older system, it may contain a concrete tank. If the concrete tank has failed or is broken and leaking, the tank must be replaced. If, during a septic inspection, any water is seen bubbling up in the drain field, that septic has failed.
According to me, your OR coast real estate agent: A failed septic can be a big problem in the middle of an escrow, particularly if rain is falling and a hole cannot be dug to complete the work.
Even if the seller tells me that the toilet "flushes just fine," I ask how long it has been since septic has been pumped and which company did the pumping. I then go to the city or county planning office and get a copy of the permit to see where the tank and dranfield are, in relation to house.
I highly recommend that sellers of homes on septic have the unit tested and pumped in advance of listing the home. If the seller cannot afford the bill, the listing agent can request the invoice to be paid from seller proceeds at close of escrow.
FYI - a septic system should be pumped every 5 to 7 years for good maintenance.
The cost of doing business.....
Buyers must include the cost of septic testing in to the available cash needed for inspections. A whole house inspection can run $375 to $500 and the septic tesing an additional $230.
Be aware - Even if a house has 3000 square feet and 4 bedrooms, if it is on a 2 bedroom septic, then technically it is a 2 bedroom house according to the county tax records. A bare plot of land is unbuildable without a septic approval, and that approval might be for only the most expensive type of sand filter or above ground filtering system, which can exceed $20,000 installed. If you buy a home on septic and tear it down to build a new one, the county might require a new test hole and site approval, all things to consider if your dream house is still in the dream stages.
The bottom line: Don't let a septic frighten you away from a great coastal Oregon property. As long as you understand how to deal with a septic, you can enjoy the great view that living in a rural area can provide!
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