buying or selling a home with an onsite wastewater system

Small Community Wastewater Issues Explained to the Public

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Summer 2011Vol 22, No. 1

he simple words“with septic” canspell trouble forsomeone trying to

sell their home and be intim-idating for a prospectivebuyer. If you are selling ahouse that uses a septic sys-tem for its wastewater treat-ment, or you are thinking ofbuying a house that usessuch a system, there arethings both parties need toknow to make the transac-tion go smoothly. The septicsystem, if properly designedand installed, and adequate-ly maintained, can beextremely efficient and thepresence of a septic systemon the property should not

T

Buying or Selling a Home with an Onsite Wastewater System

dissuade you from purchasingthe home. On the other hand,if you have always been on amunicipal sewer service, thereare things you need to knowabout this type of wastewatertreatment system.

Conventional septic systemsare a simple and effective wayto treat household wastewater.They contain no moving partsand are easy to operate andmaintain. A properly func-tioning septic system performsthe important function of get-ting rid of waste while pre-serving your family’s healthand safety. And preventinggroundwater pollution from

failing septic systems shouldbe a priority for every com-munity and homeowner.

However, unlike a municipalwastewater system, the entireseptic system is located onthe home site. This means thehomeowner is totally respon-sible for the operation andupkeep of the system. If thesystem fails, the owner paysfor the repair or replacement,which can be expensive.Because of the potentialexpense of replacement, theprospective buyer will want tohave the condition of the sep-tic system thoroughly evalu-ated and factor those results

into what he or she offers forthe property. From the seller’sperspective, providing accu-rate information through aninspection can help protectthe seller from liability.

Asking the Right Questions,Giving the Right Answers“In addition to an inspection,you need to ask lots of ques-tions before committing tobuying a house with a septicsystem,” advises Zane Satter-field, engineering scientistwith the National Environ-mental Services Center. “Getas much information aboutthe system up front as youcan. Has there been a historyof trouble? How often has it

House with Septic for Sale

2PIPELINE – Summer 2011; Vol. 22, No. 1 National Environmental Services Center (800) 624-8301 or (304) 293-4191

toilets that gurgle whenflushed, and off odors are allpossible signs of problemswith the septic system.

As the seller, the homeownershould make available all per-tinent information about theexisting system. “Sellersshould always disclose whatthey know about their systemto buyers through a propertycondition disclosure form,”says Paul Ragland, a realestate agent in Morgantown,West Virginia. “While moststates have a standard disclo-sure form, handwritten formsare fine and diagrams areencouraged. Buyers and sellersshould sign and date thisform before closing.” Heexplains that if this disclosurebrings up any unansweredquestions, it is good for bothparties to deal with thembefore the closing.

All states have laws regardingdisclosure. They vary fromstate to state, but, in general,any fact or defect that couldaffect the buyer’s decision topurchase or influence whatprice they would offer for theproperty must be disclosed. Aseller can be held liable, insome cases for double or tripledamages, if it is determinedthat he or she neglected to dis-close a known defect to abuyer. Sellers should putthemselves in the position ofthe buyer and ask themselveswhat they would want toknow about the system if theywere buying it. When indoubt, it’s best to disclose.

The age of the system, thepumping record, inspectionhistory, a sketch of the tankand drainfield location on theproperty, and any operationalproblems encountered during

its lifetime are some of thespecific elements that shouldbe included. A disclosureform, however, does not elimi-nate the need for an inspec-tion.

Inspections Reveal the TruthWhether you are buying orselling, an inspection of thehome’s septic system is highlyrecommended. Some statesrequire a septic system inspec-tion at the time of propertytransfer. However, most statesdo not. Also, most states focustheir inspection efforts duringthe initial installation and donot require regular inspectionsfor conventional systems. As aresult, it is possible that a sys-tem may not have beeninspected since it was firstinstalled. In some cases, eventhough the state, town, orcounty may not require aninspection, the bank providingthe homeowner loan mayrequire one.

Your real estate agent shouldbe familiar with local codesand bank requirements andbe able to locate a qualifiedseptic system inspector. Stateand local codes may varywith regard to who is author-ized to conduct inspections—sanitarians, engineers, orprivate inspectors. The localhealth department should beable to provide this informa-tion if no agent is involved inthe sale. The system inspec-tion should be conducted assoon as the property is placedon the market so repairs canbe made if necessary.

An official system evaluationor inspection helps to protectthe value of the buyer’s invest-ment by ensuring that the sys-tem can safely accommodatetheir wastewater.

been pumped? When was thelast time it was pumped? Howold is the system and whenwas it permitted? These arethe basic questions buyersshould ask.”

Prospective buyers can also beon the lookout for potentialproblems with the system asthey tour the inside of thehouse. Slow draining sinks,

Pipeline is published by the

National Environmental Services Center

at West Virginia University,

P.O. Box 6064, Morgantown, WV 26506-6064

ISSN 1060-0043

The contents of this newsletter do not necessarily reflect the

views and policies of the U.S. Environmental Protection Agency,

nor does the mention of trade names or commercial products

constitute endorsement or recommendation for use.

P i p e l i n e is funded by the U.S. Department of Agriculture'sRural Development Rural Utilities Service, whose missionis to serve in a leading role in improving the quality of lifein rural America by administering its electric, telecommuni-cations, and water and waste programs in a service-orient-ed, forward-looking, and financially responsible manner.Founded in 1947 as the Farmer's Home Administration,Rural Development Rural Utilities Service has providedmore than $40 billion for water and wastewater projects.For more info rmation, visit their website atwww.usda.gov/rus/.

an equal opportunity/affirmative action institution

Printed on

recycled

paper

Joyce Taylor, RUS Loan Specialist and Project OfficerU.S. Department of Agriculture's

Rural Development Rural Utilities Service

Office of Wastewater Management

National Enviromental Services CenterWest Virginia University, Morgantown, WV

Dr. Gerald Iwan — Executive DirectorMark Kemp — Communications Manager / Editor

Marilyn Noah — Writer / EditorCraig Mains — Co-author/Technical Advisor

Zane Satterfield — Technical AdvisorJohn Fekete — Senior Project Coordinator

Permission to quote from or reproduce articles in thispublication is granted when due acknowledgement is given.Please send a copy of the publication in which information

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3PIPELINE – Summer 2011; Vol. 22, No 1. National Environmental Services Center (800) 624-8301 or (304) 293-4191

replaced. Thisr e s e rve area can-not be built on.

The buyer canconduct his orher own infor-mal inspectionby carefullywalking aroundthe yard near orabove the drain-field area. Satter-field explainsthat any smelly,soggy placeslikely indicate afailing or poorlyfunctioningdrainfield. How-ever, he warnsthat eventhough the yardmay be nice anddry, you can’tassume thatthings are fine.If the house hasbeen unoccupiedfor an extendedperiod of time,

the system was not being used and anymushy places will have dried up.

Ragland states that one thingall sellers with septic systemsneed to understand is thatthey should not vacate theirhome before having the sys-tem inspected. The inspectionwill not be valid if the househas not been occupied andlocal health agencies may notallow an inspection to be con-ducted unless the home hasbeen occupied for 30 consecu-tive days. If sellers leave thehome before having this done,it may result in having a sub-stantial amount of the sellers’funds being escrowed from theclosing proceeds when theproperty sells. (When the saleis closed, the new buyer has a

responsibility to notify thecounty health departmentafter 30 days of occupancy, sothat the test can be per-formed, and all escrowedmoney can be disbursed.)Some local codes may requirespecific inspection proceduresfor homes that have beenvacant for some time.

What is a septic system?There are two main parts to aconventional septic system:the septic tank and the drain-field.

Household wastewater firstflows into the underground,watertight septic tank where itis retained for at least a day.In the tank heavier solids inthe wastewater settle to thebottom forming a layer ofsludge, and grease and lightersolids and oils float to the topforming a layer of scum. Thesludge and scum remain inthe tank where naturallyoccurring bacteria work tobreak them down. Typically,the sludge accumulates fasterthan it is broken down, how-ever, and this is why septictanks must be routinelypumped out.

The separated wastewater inthe middle layer of the tankflows by gravity into thedrainfield for further treat-ment as more wastewaterenters the septic tank from thehouse. If too much water isflushed into the septic tank ina short period of time, thewastewater flows out of thetank before it has had time toseparate. This can happen ondays when water use is unusu-ally high (laundry day, forexample), or more often if theseptic tank is too small for theneeds of the household.

Buyers planning any construc-tion projects such as a roomaddition or extensive land-scaping should be aware thatheavy machinery and certainconstruction materials such aspaint and solvents can inad-vertently damage a septic sys-tem or alter its performance.They should also be awarethat if an addition is to bemade to the house, an addi-tion will likely also have to bemade to the size of the drain-field. This is because healthdepartments size the drain-field based partly on thehouse occupancy and thenumber of bedrooms is com-monly used as an estimator ofoccupancy. Prospective buyersshould also be aware thatmost regulations require thata reserve area be set aside incase a drainfield needs to be

Additional Questions to Ask the SellerIf you are thinking about buying a home with an onsitewastewater system, here are some questions you shouldask:• How many people have been living in the house?

If the seller’s household is bigger than what thesystem was designed for it could lead to anoverloaded system. On the other hand, anundersized system may function perfectly well ifthe house was occupied by a single person, buthave problems if the buyer has a larger family. Acomparison of the actual water usage records ofthe buyer’s and seller’s households can be usefulif both are on metered water systems. In caseswhere there is extensive outdoor water usage,winter water bills are more indicative of thevolume of water that goes through the septicsystem.

• Is the system a conventional system or an alternative system? If it is an alternative system,what are the components? How is it designed to work?

• If the home has its own well, have there been any problems with the quality of the wellwater? The presence of bacteria or high level of nitrates in well water could signal a failedseptic system.

• Have any bedrooms been added to the house? Was the drainfield enlarged at that time?

• Are there any other water disposal systems on the property? Separate disposal of waterfrom a clothes washer to a ditch or stream is illegal. Is the system large enough toaccommodate the additional water if the wash water is rerouted to the septic system?Water from roof drains and basement sump pumps, however, should not be routed throughthe septic system and should be disposed of appropriately away from the drainfield.



When wastewater leaves aseptic tank too soon, solidscan be carried with it to thedrainfield. Drainfields provideadditional treatment for thewastewater by allowing it totrickle from a series of perfo-rated pipes, through a layer ofgravel, and down through thesoil. The soil and the biomatthat form act as a natural fil-ter, supporting the growth oforganisms that help treat thewaste. Solids damage thedrainfield by clogging thesmall pores between the soilparticles. Excessive waterusage can result in morewater going to the drainfieldthan the soil can absorb caus-

What to Expect with theInspectionA septic system inspectionoften includes these steps:

1. locating the system,

2. uncovering the manhole and inspection ports,

3. flushing the toilets,

4. measuring the scum and sludge layers, and

5. checking the tank and drainfield.

Locating the system—Even aprofessional may have troublelocating your system if theaccess to your tank is buried.Metal tanks and concrete

ing wastewater to either cometo the surface or to back upinto the house.

Annual inspections of yourseptic system are recommend-ed to ensure that it is workingproperly and to determinewhen the septic tank shouldbe pumped. Systems that havemoving parts may requiremore frequent inspections.(These types of system will bediscussed more below.) Byhaving your system inspectedand pumped regularly, youcan prevent the high cost ofseptic system failure.



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tanks, because the latter con-tain rebar, can be located witha metal detector. Electronicdevices that emit a signal canalso be used. They are flusheddown a toilet and retained inand retrieved from the tank.Another way to start lookingis to go into the basement anddetermine the direction thesewer pipe exits the house.Back outside, the inspectorwill probe the soil to locatethe buried piping and tank.Once the system is found, besure to keep a map of it onhand to save time on futureservice visits.

Uncovering the manhole andinspection ports—This mayentail some digging in youryard. If they are buried, it willmake future inspections easierif elevated access covers or ris-ers are installed to access theports.

Flushing the toilets—This deter-mines if the plumbing goingto the system is working cor-rectly. Sometimes a dye testwill be performed where dye isflushed to see if it shows up inplaces where it shouldn’t.

Measuring the Scum and SludgeLayers—The contractor meas-ures the scum and sludge lay-ers using a long stick ormonitoring device. If the scumlayer is within three inches ofthe inlet baffle or if the solidsare more than halfway upfrom the bottom, the tankshould be pumped.

Checking the Tank and theDrainfield—The contractor willcheck the condition of the baf-fles or tees, the walls of thetank for cracks, and the drain-field for any signs of failure. Ifyour system includes a distri-bution box, drop box, orpump, the contractor willcheck these too.

Once the drainfield is located,a soil probe is usually used todetermine the length and thewidth of the drainfield trench-es. This can reveal whetherthe size of the drainfield isadequate. A soil auger is usedto access the trench bottom sothe inspector can determinethe amount of biomat growth.Periodic inspections will helpthe homeowner keep track ofhow well the drainfield isoperating.

Alternative Septic SystemsOn some home sites, a con-ventional, gravity-flow septicsystem cannot be used. Thismay be due to poor soil condi-tions, shallow groundwaterdepth, or a small lot size. Inthese cases, other types of sys-tems—often referred to asalternative septic systems—arerequired.

Alternative systems areintended to overcome site lim-itations by providing addition-al treatment of the wastewaterprior to dispersal or by opti-mizing the final dispersal,and, in some cases, both.Examples of enhanced treat-

ment components include aer-obic treatment units (ATUs),sand filters, and peat filters.Examples of enhanced disper-sal systems include sandmounds, low-pressure pipe sys-tems, and drip dispersal lines.

Some alternative system com-ponents (e.g., ATUs) havemechanical components suchas motors to aerate the waste-water. Also, most alternativesystems use pumps to movethe liquid through the system,

help pressurize the dispersalsystem to ensure equal distri-bution, or to provide intermit-tent dosing of the drainfield.Because alternative systemsare more complicated, regularmonitoring and maintenanceis even more important thanfor conventional systems andmany states require the home-owner to have a maintenancecontract in place.

The pumps associated withmany alternative systems maywork on a timer or turn onwhen the water level reachesa certain height in a pumpchamber. Because there is lim-

Aerobic Treatment Unit



ited space for storage of waste-water in the pump chamber, itis important to be able toreact quickly if the pump failsto function. Most systems withpumps have a high-wateralarm to notify the occupantof problems and the home-owner should have anarrangement in place with acontractor to promptlyrespond to such situations.

Alternative systems areproven, reliable treatmentoptions. However, a prospec-tive buyer of a home with analternative septic system needsto be aware that they havehigher operating and mainte-nance costs than conventionalsystems and the replacementcosts, should one fail, aremuch more than those forconventional systems. Thismakes it very important forboth the buyer and the sellerto determine the current con-dition of the system throughboth maintenance records andthorough inspection.

Proper Care is the Key

Whether it is a conven-tional or an alternativesystem, proper operationand maintenance ofyour septic system canhave a significantimpact on how well itworks and how long itlasts. Septic systemmaintenance can becompared to automobilemaintenance becauseonly a little effort on aregular basis can savemoney and significantlyprolong the life of thesystem.

1. Maintain a routine pumping schedule. How often your tank needs to be pumped depends on the tank size, the number of people living in your home, and the habits of your particular household. The use of garbage disposals will increase the pumping frequency.

2. Flush only toilet tissue and wastewater. No paper towels, sanitarysupplies, cigarette butts, kitty litter, or dental floss.

3. Protect the drainfield. Keep a short grass cover over the area and do not drive over it. Divert

Questions the Prospective Buyers Should Ask Themselves

If you are planning to purchase a home with an onsite wastewatersystem, here are some questions you should ask yourself:

• Am I willing to provide the on-going maintenance necessaryto keep a septic system functioning properly? Am I likely toremember to have the tank pumped as needed? Am Iwilling to pay for a service provider to provide regularmonitoring and maintenance for an alternativesystem?

• Does my family have reasonable water usage habitsthat will work with a septic system? Will my teenagersbe willing to no longer shower by the hour?

• Will I need to upgrade the system to match my family’sexpected water usage?



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please contact the NESC at (800) 624-8301.

Armed with some basic knowledge about these systems, septicsystems do not have to be a source of fear for a new homeowneror a roadblock to a quick sale for the current resident.

References

Pipeline, Fall 2004, “Maintaining Your Septic System”.

Pipeline, Winter 2005, “Drainfield Rehabilitation”.

Small Flows Quarterly, Spring 2004. “Drainfield Inspection”

Michigan State University Extension. “Buying or selling a home?What to find out about your water and septic systems” ExtensionBulletin WQ-15. Revised July 1993. (Accessed on the web athttp://web1.msue.msu.edu/waterqual/docs/wq15p1.html August16, 2010.)

roof drains away from it. Do not plant trees over or near the drainfield.

4 . Use water wisely. Avoid doing laundry all on one day, for instance, and immediately repair leaking faucets and toilets. Replace any older toilets that use more water.

5. Keep detailed records of repairs, pumping inspe-tions, and other mainte-nance activities.

Private Wells Should Be Tested, Too

Many homes that have onsite wastewatersystems get their drinking water from aprivate well. Well owners are responsiblefor maintaining their wells and shouldhave them tested regularly.

“Being a good water well steward meanshaving regular—at least yearly—tests forcoliform bacteria,” says Cliff Treyens,director of public awareness for theNational Ground Water Association.“Annual testing can be valuable because itestablishes a record of water quality. Thisrecord can be helpful in solving any futureproblems and in obtaining compensationif someone damages your water supply.”

Having a record of well tests can also be helpful whenit comes time to sell your home.

Before buying a home with a well, contact the localhealth department. They will either do a free or inex-pensive test for the presence of bacteria, or refer you toa qualified laboratory. To test for other substances, suchas metals or other chemicals, a more extensive andcostly sampling and testing program would have to beconducted, typically by an independent laboratory.

Learn more about wells by visiting the National Environ -mental Services Center (NESC) webpage devoted to wells atwww.nesc.wvu.edu/subpages/wells.cfm.

A key component of the National EnvironmentalServices Center’s mission is to offer free and low-cost products related to drinking water and waste-water. To accomplish this, we have developed anonline shopping cart which will make it easier tofind and order any of our over 1500 products.

Check www.nesc.wvu.edu for more details.

buying or selling a home with an onsite wastewater system

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