Purchasing a home is a significant financial commitment, with potential long-term impacts. Location, layout, and condition are the priorities for most home buyers. But there is one very important element that most potential buyers overlook: the septic system.
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Homes without a connection to a city sewer system rely on their septic system to process wastewater. Sadly, buyers of these homes often find, only after the fact, that the home they bought has a poor or failing septic system.
Is a failing septic system a reason to run for the hills? Not really. But it is very important to understand the associated costs and, more importantly, the risks before proceeding.
This blog will help potential buyers of a home with a failing septic system explain the risks and costs involved and assist the buyer in making an informed decision.
What is a failed septic system?
When a septic system can no longer perform the three basic functions of collecting, treating, and dispersing wastewater, it is considered to have failed.
Some of the symptoms of a failed septic system are:
- Sewage backing up in the home
- Water collecting in the yard
- Sewage odor in the yard
- Sewage draining away slowly
- Water in the yard and/or the groundwater contaminated with sewage
There are many reasons systems can fail, including aging, poor maintenance, excessive use, and damage to the system.
It is very important to understand the reasons why the system has failed and to what extent before buying the property.
Why Septic Systems Matter During a Home Purchase?
When buying a home, cosmetic problems are trivial compared to septic system problems. These can alter a property’s safety, functionality, and value.
Proper septic systems are important for:
- Safe disposal of wastewater
- Sanitation
- Regulatory compliance
- Protecting property value
In many cases, septic systems that are not operational create costs that must be paid immediately and can make the structure uninhabitable until the system is replaced or repaired.
Because of these reasons, septic system reviews should be part of the home-buying process.
Always Demand a Septic System Review
Scheduling a professional septic system review is one of the most important things a homebuyer can do.
A regular home review will not find problems with the underground septic system. Specialized reviews will assess the condition of the septic system much more thoroughly.
A septic system review will evaluate the condition of:
- The septic system tank
- The performance of the drain field
- Baffles and filters
- Components of the distribution system
- The system’s functionality
The results of the review can help the potential homebuyer determine the operational status of the system and if repairs are required.
What are the major symptoms of a septic system failure?
When viewing a home or its review results, there are many symptoms that will indicate potential problems with a septic system.
Look for:
1. Slow Drains
Multiple fixtures that drain slowly may be a sign that the septic system is unable to process the wastewater that is being discharged.
2. Odors of Sewage
Strong odors of sewage, either inside or outside the home, are often a sign of leaks, backups, and/or drain field problems.
3. Standing Water
Wastewater that is not being absorbed by the soil is often a sign of of septic system drain field problems. This will be evident with water that is pooled on the drain field.
4. Lush Green Grass
Even though having healthy grass all around is a good sign, having abnormally bright and fast-growing grass above the drain field can mean that excess waste water is surfacing below.
5. Plumbing Backups
Having backups in your toilet, sink, or tub is a problem that must be taken seriously.
Understanding the Financial Impact
Buying a house with a failed septic system can mean buying a house with a big financial liability.
Potential costs include the following:
- System Repair Costs
- Drain Field Rehabilitation
- Tank Replacement Costs
- Engineering Assessments and Evaluations
- Permit Costs
- Total System Replacement
The price to fix a failed septic system can be entirely contingent on a number of factors, including the local governing rules, the extent of the system failure, and the condition of the property. To avoid financial loss, potential home buyers are encouraged to obtain cost estimates for septic system repairs.
Can You Still Buy a Home with a Failed Septic System?
Buying a house that has a failed septic system is still possible, but you have to consider buying such systems very carefully.
A failed septic system is still able to be sold if repairs are going to be done to the failed system, and that was the agreement.
Some of the agreements to systems that have failed septic systems include the following:
1. Seller Repairs the System
The seller may agree to repair or replace the septic system before closing.
This is often the preferred solution because it allows the buyer to take ownership of a functioning system.
2. Purchase Price Reduction
Instead of completing repairs, the seller may reduce the purchase price to offset anticipated repair costs.
This option gives the buyer greater control over the repair process.
3. Repair Escrow Agreement
In some cases, funds may be placed into escrow to cover septic repairs after closing.
This arrangement can help facilitate the transaction while ensuring repairs are completed.
Every situation differs, so buyers need to consult a real estate agent, an attorney, and septic professionals.
Understand Local Laws
Septic system regulations differ in every state, county, and municipality.
Some areas even require septic inspections before a property transfer takes place. In other locations, significant failures may require an upgrade to the system prior to the property transfer.
Local health departments may have their own requirements for:
- Permits
- Repairs
- Replacements
- Environmental obligations
- Occupancy approvals
Knowing the local regulations is important, as these can greatly affect how much a project will cost and how long it will take.
Consider the Age of System
The age of the septic system can help determine future maintenance costs.
Traditional septic systems have a life expectancy of about 20 to 40 years. The life of the system is determined by:
- Installation quality
- Soil conditions
- Maintenance history
- Household usage
Septic systems, even if old, can work fine. However, systems that are old have a higher chance of failing or being replaced
A system that is old and nearing the end of the system's life should be a factor in the costs for the property.
Request Septic System Maintenance History
A well-maintained septic system is far less likely to experience major problems.
Request documentation showing:
- Pumping history
- Inspection reports
- Previous repairs
- System upgrades
- Maintenance schedules
These records can help determine how well the system has been cared for over time.
A lack of maintenance records may warrant additional caution and further evaluation.
Work with Experienced Septic Professionals
If you are facing the situation of dealing with a failed septic system, you require the advice of experts.
Well-qualified septic contractors know how to:
- Understand the condition of the existing system
- Describe options for repair and replacement
- Provide estimates for replacement
- Assess the performance of the drain field
- Determine if the system meets applicable regulations
Having this knowledge allows buyers to make more educated decisions and helps prevent surprises after the closing.
Do Not Let a Failed Septic System Mean the End of the Deal
Finding a septic issue can certainly be worrisome, but it does not always need to mean that the property is a bad purchase.
In fact, most septic systems can be repaired or replaced.
What you need to know is the following:
- How bad is the issue
- What is the cost of the repairs
- What are the local regulations
- What are the opportunities for negotiation
With sufficient research and evaluation, buyers can feel more secure in their options.
Final Thoughts
A failed septic system is a considerable issue, but it does not have to lead to the end of purchasing a home. Research and professional repairs, reviews of the system history, and appropriate negotiations with the seller can help you determine if the property is a good investment.
The most important thing to do is collect the necessary information before the closing date. Engaging septic professionals will help you to know the repair or replacement options that are available for the system.
Purchasing properties that have septic concerns can be supported with the knowledge and expertise of Cullison Excavating.
Frequently Asked Questions (FAQs)
Is it permissible to purchase a home with a failed septic system?
Yes, but it is essential to know the repair costs, local regulations, and negotiation opportunities.
What are the indications that a septic system is no longer functioning?
Drains that are slow to accommodate the waste, backups, and vegetation growth that is greener than normal are all signs that a system may need to be serviced. Odors are not pleasant and will be more detectable. Standing water is also considered a more serious issue.
Who pays for septic repairs during a home sale?
This depends on negotiations between the buyer and seller. The seller may repair the system, reduce the sale price, or provide repair credits.
How are home inspections and septic system inspections different?
Home inspections will not be as in-depth as a septic system inspection. Homes can fail inspections, but the septic system will always be functioning.
How much should an individual be ready to spend to install a new septic system?
An individual should be ready to spend the money to fix a failed system. The cost for installing a new system will depend on the system type, the property, the local requirements, and the extent of the failure, and the individual will need to hire a professional to give them an accurate assessment.