Q: We are planning to sell our house on a 0.6 acre lot, and have been told that we need to replace the drain field before selling. However, there is nowhere on our site that qualifies due to modern regulations, which require the drain field to be at least 50 ft. from a stream and 100 ft. from a well. There is really nowhere on my site that qualifies. Are there any options available to us that you are aware of? Thank you. — Phillip
A: Your situation is a common one. It is often not possible to build a new septic system in full compliance with current regulations, especially on small lots like yours.
Where full compliance with the code is not possible, the governing authority (town/county/state) will usually work with the homeowner and their septic designer to find a workable solution that comes as close as possible to meeting current standards.
The zoning and health departments are not in the business of throwing people off their land. Assuming your system was in compliance with the code when it was built, then the lot should be “grandfathered” as a habitable lot with the same number of bedrooms as originally permitted.
The exact procedure for updating the system will vary depending on site conditions and local regulations. This might require a variance, special permit, or other legal mechanism to allow a conventional leach field to be built that varies a bit from modern code. For example, the clearance to the nearest well may be reduced. Sometimes a simple design change, like using leaching pits rather than horizontal trenches, does the trick.
In other cases, you will need to use an alternative septic system design to shrink the size of the drain field or produce cleaner treated wastewater. Which alternative systems are accepted locally varies widely and new systems are being introduced all the time. For good reason, local authorities are reluctant to approve a system that has not yet proven itself in the field over several years.
One approach is to install a sand filter or other pre-treatment system that allows you to reduce the size of the drain field. Some areas allow the use of gravelless trenches with synthetic media that, in some cases, have a smaller footprint than conventional gravel trenches. There are also a variety of packaged systems, including aerobic treatment systems, that can produce very clean effluent in a compact area. Unfortunately, alternative systems usually add cost, complexity, and higher maintenance needs to the septic system. Look at annual maintenance costs in addition to installation costs when evaluating a system.
To learn more, contact your local health department (or building department) to discuss your options. A local septic system designer or sanitary engineer will also be familiar with the options available. If you run into resistance from public officials, you may need to speak with a lawyer, but this is usually not necessary to move forward.
Best of luck with finding a workable and affordable solution. — Steve Bliss, Editor, BuildingAdvisor.com
Read more about Septic Systems
margaret coppini says
Will Nearby Development Affect My Water Quality?
Have a concern about a proposed housing development near me the is over a 100 R-1 homes built one 1 acre lots with individual wells and septic system. land is lava rock, sand and dirt. Is that even safe and health for the ground near us ?
buildingadvisor says
As long as the soils are perc tested, and the septic systems are professionally designed and installed, this should not pose a problem. Many developments with smaller lot sizes have well and septic systems without any issues.
Most state and local codes set minimum distances between wells and septic systems. Where I live, any well must be a minimum of 100 feet from any septic system — whether on your property or a neighbor’s. Again, this is not difficult to achieve with one-acre lots.
Weathered volcanic soils are typically fairly porous, so I suspect they will pass the perc test standards for your area. Septic system drain fields are designed for the specific drainage rate of the soil.
If you are concerned, I recommend testing your well’s water quality. Many towns offer low-cost testing through their health or environmental department. Note the existing nitrate level. If there is any cross-contamination from neighboring septic systems, you will see that number rise over time. Whether or not you suspect problems, testing well water every few years is always a good idea.
Case Van Harn says
Will Small Lake Affect Well or Septic System?
Hi I am planning to purchase a .6 acre building lot next to a gravel pit full of water. The plot is 115 ft wide and 233ft deep.The lake, as you can call it, is at the long end. It is sandy soil. The well is drilled near the lake. Would I have a problem with water quality and septic system?
buildingadvisor says
Assuming you are drilling a well deep into the aquifer, the “lake” should pose no problem for the a well, unless it is very polluted. Wells are drilled near open bodies of water all the time. The same aquifer may supply the well water and also contribute water to the lake, but that is generally not a problem. With a shallow well, however, I would pay more attention to the water quality in the pond water and other surrounding areas. In a shallow well, the water originates closer to the well than in a deep well. So water that percolates into the soil from septic systems, farming activities, livestock, and other uses can end up your drinking water.
The septic system is another story. Sanitary codes vary widely, but most require that leach fields be at least 100 ft. from open water. For septic tanks the minimum clearance is typically 50 to 100 ft. If you have that clearance, you should be fine, assuming the site pass the perc and soil tests.
For properties near or on larger bodies of water shared by other properties, local regulators may impose more stringent rules to safeguard against any untreated wastewater leaching into the water. It’s always best to run you plans by the local health department (or whoever approves septic systems in your area). Better to find out ahead of time if you are going to have to sink a lot of money into an “alternative” septic system, which adds substantial cost, complexity, and maintenance requirements to your system.