Did you know that over 60 million people in the United States rely on septic systems for their sewage needs? The highest concentration of homes with septic systems can be found in New England, particularly in states like Maine and New Hampshire, where approximately half of all properties utilize these individual systems.
If you're considering selling a property that has a septic tank, you may be wondering if it adds any complexity to the selling process. In certain parts of the country, especially rural or suburban areas without access to a centralized public sewer system, having a septic system is quite common.
However, selling a house with a septic tank may require some additional considerations compared to being connected to a public system. Let's delve into what you need to know about selling a house with a septic tank and the implications it entails.
Septic systems are underground wastewater treatment structures that utilize a combination of technology and natural processes to treat the wastewater from your household. They typically consist of a septic tank and a drain field.
These systems can be referred to by various names, including:
Individual sewage disposal systems
Private sewage systems
Decentralized wastewater treatment systems
Cluster system
Package plants
On lot systems
On-site wastewater treatment systems
Septic systems are commonly found in rural areas where there is no access to a centralized or public sewer system.
The wastewater generated from our laundry, kitchen, and bathroom needs to undergo treatment to eliminate or reduce pollutants and pathogens, including substances like nitrogen and phosphorus.
In a public sewer system, wastewater flows through pipes that gradually increase in size until it reaches a wastewater treatment plant. However, with a septic system, this treatment process occurs directly on your property.
Typically, a septic system consists of a septic tank, a drain field (also known as a soil absorption field), and the primary drainage pipe. Additional components, such as electrical float switches and pumps, may also be present.
The septic tank itself is typically constructed from materials like polyethylene, fiberglass, or concrete. It is a watertight container that is buried underground. Within the tank, liquid wastewater is separated from organic matter, solids, and materials that float.
Once the liquid wastewater is separated in the septic tank, it is then directed to the drain field where it is dispersed into the soil. The remaining solids and other materials in the tank will continue to accumulate until a professional septic service pumps the tank.
Typically, it takes around one to two days for solids to settle in the septic tank. However, as the tank fills up, the settling time decreases.
When the liquid depth in the septic tank exceeds one-third, it is necessary to have the tank pumped.
If the drain field becomes overloaded or the tank is not pumped in a timely manner, issues can arise. This can result in sewage flowing into the ground, causing flooding, or even causing sewage to backflow into the home.
It is recommended to have your home's septic tank and system inspected every three years, with pumping scheduled every three to five years. The frequency of pumping will vary depending on factors such as the tank size and the size of your household.
If you are considering selling your house, you may find it helpful to read an article on determining whether or not it is the right time for you to sell.
If you plan to list your home on the open market, it is advisable to consult with a real estate agent to understand the specific requirements in your state. It is worth noting that many mortgage companies now require septic tank inspections to assess any potential issues before finalizing a mortgage agreement.
In some cases, an inspection may not be necessary if the seller can provide evidence that the septic tank has been recently serviced and pumped.
However, a home inspector may still request a septic system inspection if they observe signs of potential issues. These signs may include backflow in the drains or toilets that are slow to flush.
To inspect your septic system, you have the option to hire a qualified private contractor or, in some cases, the local health department may offer inspection services for a fee.
During the inspection, the contractor will locate the underground tank, which can be done by referring to a property sketch from the permitting process or by using a radio transmitter flushed down the toilet and subsequently retrieved.
Using a long, hollow pole called a Sludge Judge, the inspector will measure the level of solids in the tank and assess the condition of other components.
The cost of a septic system inspection can vary depending on factors such as location, tank depth, and whether or not the inspector needs to uncover the tank. Typically, inspections range from $100 to $250, but costs may be higher in certain cases.
It's important to recognize that the cost of a septic tank inspection is relatively small compared to potential expenses for repairs. For instance, the replacement of a drain field can range from $2,500 to $10,000.
Prospective buyers of rural properties are typically aware that these properties often rely on septic systems. However, it is beneficial to inform buyers if any part of the septic tank has been recently updated or replaced. This information can provide reassurance and transparency regarding the condition and functionality of the septic system.
In the event that you encounter issues with your septic system, it is advisable to engage the services of a plumber who specializes in septic systems. They possess the expertise to diagnose and address any problems your system may be experiencing. Now, let's explore some common causes of septic tank issues.
You Neglected to Maintain the System
As previously mentioned, it is important to adhere to regular septic system maintenance, including pumping and inspections every 3 to 5 years. If you are experiencing septic system failure, a deep clean of your septic tank may potentially help resolve the issue. However, it is crucial to note that if the system has been significantly neglected, a deep clean may not be sufficient to address the problem effectively.
The System Was Damaged By Outdoor Landscaping or Tree Roots
Improper placement of outdoor landscaping or the intrusion of tree roots can pose a threat to your septic system. Tree roots, in search of nutrients and moisture, can grow near or into the system and cause damage to its components. This can occur directly by damaging or obstructing pipes, or indirectly by compacting the soil and impeding proper discharge.
Additionally, installing a car park or paved driveway too close to the drain field can lead to complications.
Depending on the extent of the damage, repairing the system may be a viable option instead of replacing it entirely. The cost of replacing a damaged or crushed pipe typically amounts to around $1,500.
The Tank Wasn’t Installed Correctly
If your septic tank was installed incorrectly, there may be limited options to prevent it from failing. It is possible that the tank is not watertight, located in an unfavorable position, or the wrong size for your needs.
If the drain field needs to be replaced to avoid system failure, it will require excavating the entire system and installing a new one. The cost of this replacement can vary between $2,000 and $10,000, depending on factors such as the system's location and size. However, this option is only feasible if the tank can be repurposed.
In cases where a completely new system needs to be installed, the cost can range from $8,000 to $25,000. Repairing an existing system generally costs a maximum of $10,000.
Too Much Water Is Entering the System at Once
The capacity of your home septic tank is designed to handle a specific amount of water based on the size of your home. If you exceed this capacity by using more water than the tank can accommodate, it can overwhelm the system. This can result in wastewater backing up into drains, pipes, or even your home.
To address this issue, it is recommended to pump and clean your septic system. However, if the problem persists and it is determined that the tank is simply too small for your home's needs, it may be necessary to replace the entire system.
If you are planning to sell your home and you are aware that the septic system has issues or has completely failed, there are several options available to you.
Selling a House on the Open Market
Before taking any action, it is important to research and understand the local laws and regulations regarding the sale of a home with a faulty septic system. In some areas, it may be illegal to sell a property with a septic system that does not meet code requirements. These regulations can vary not only between states but also between counties.
If your area requires the septic system to be up to code for the sale, then repairing or replacing it will be necessary before proceeding with the transaction.
If you decide to replace the septic system, it is advisable to obtain cost estimates. The total expenses will depend on factors such as permit costs specific to your location and the size of the system. On average, the cost can range from:
Between $600 and $3,000 for the tank
$1,000 or less for the permitting
Between $3,000 and $9,500 for the new system installation
Between $1,200 and $4,500 for land prep and excavation
Additionally, you may want to explore the possibility of connecting your house to a newly installed sewer line, if one is available in your area. This would involve decommissioning your septic tank and installing new plumbing lines on your property. Keep in mind that there might be connection fees and permitting fees charged by your municipality or city for this option.
The cost of connecting your house to the public sewer system can vary. On average, it can range from $1,200 to $4,800. However, it is important to note that there may be additional associated fees, which can vary significantly depending on your location, ranging from $500 to $20,000.
Selling a House As-Is
If the cost of repairing or replacing your septic system seems overwhelming, there is an alternative option to consider. You may choose to sell your house as-is. When you take this route, you will be selling to a cash buyer who does not rely on financing from a lender.
Investors who specialize in purchasing properties in various conditions will be familiar with the legal considerations of buying a house with a failed septic system in your area. Additionally, even if your septic system is experiencing problems but has not completely failed, an investor may still be interested in the property.
When you sell a house as-is, you are not required to make any repairs before selling. Instead, the buyer assumes the responsibility of making the necessary repairs to either sell the house for a profit or rent it out.
Selling a house as-is can alleviate the stress often associated with the selling process. It tends to be a more streamlined and expedited process, allowing you to move forward with your life without the constant headaches of selling a house.
If the thought of dealing with the complexities of selling a house makes you feel overwhelmed, there is a simpler and more convenient option available. Selling a property with a septic tank doesn't have to be more complicated than selling a traditional house. However, if there are any issues with the septic system, it can quickly become messy.
By selling your home to a reputable iBuyer, you can avoid the need to make any repairs, handle showings, or endure the lengthy process of a buyer securing financing.
