Q: I’m looking to buy a property that has an existing structure that hasn’t been used in 12-plus years. It has well and septic but the status and placement of the septic system is unknown.
My question is this: Should I ask for a percentage test or deep-hole test prior to closing? It’s February here in the North East (upstate NY), so I’m not sure when this test could be completed. Is there anything thing else I should consider as a contingency? The building was used as a business and residence previously. The shell is in poor, but useable condition. – Elizabeth
A: A well-designed and maintained conventional septic system should provide 20 to 30 years of service before the drain field needs to be replaced. A lightly used system could last a lot longer.
There is no foolproof way to determine how many years of life you can expect from a functioning system, but a thorough inspection can determine whether the system is currently working properly. If not, you can identify what type of immediate repairs and improvements are needed to fix the system and bring it up to current standards. Since a complete new system can cost several thousand dollars, and an “alternative” system can cost over $20,000, hiring a professional to inspect the would be money well spent.
The first step is to find out as much as you can from the previous owner and the local health department. Ask:
• When was the system installed?
• Was the system properly designed, permitted, and inspected by the town or county?
• How often was the septic tank pumped?
• Does the health department have an “as-built” plan on file that would show the design and location of the components?
Also ask the local health department what type of inspection and/or upgrade might be required by the town upon transfer of title. Some jurisdictions require that all septic systems be brought up the current building codes when the property is sold. In some cases, this can mean building a new system from scratch. In that case, a perc test and deep-hole test are in order to determine the soil conditions and seasonal high water table.
Assuming that the current system can be reused, your preliminary research will give you a better idea of the age and condition of the system, as well as its location on the site. A visual inspection of the site can sometimes identify obvious problems such as trees or traffic over the leach field or wet, smelly soil over a failed leach field. However, a system no used for 12 years would not provide such obvious clues.
A professional inspector can examine the septic tank for leakage of groundwater into the tank or leakage out of the tank, both of which can cause problems. If a 12-year-old tank is filled to the top, it may signal leakage from the exterior. If it is bone dry, it may indicate leakage out from the bottom.
Steel tanks, in particular, are vulnerable due to damage from rust. Lids can rust out creating a dangerous hazard. WARNING: Be especially careful when inspecting an old septic tank or cesspool as the cover can be rusted out or deteriorated and can collapse under your weight. Falling in can be fatal.
Other steel components, such as baffles, can be inspected for rust. The inspector may also recommend excavating and examining the distribution box. The septic tank, distribution box, and piping between components may have shifted over the years and pipes may have broken loose leading to leakage of untreated effluent into the soil. A thorough inspection can identify these problems.
Finally, a loading and dye test might be useful, but these tests are less reliable for an system that has been unused for a year or more. Since the soil around and under the leach pits has had time to dry out, it many readily absorb the dyed water during the test, but the system may fail once the leach field is active again. However, the test can provide critical information about blockages from roots or broken or disconnected pipes.
As for other contingencies to add to your offer, I would want to test the well for yield and water quality. And inspect the structure for major damage to the structure, roof, or foundation that might affect your bid.
With any contingency, I always recommend open-ended language that gives you maximum discretion, such as: “Well and septic system to be inspected by Buyer or Buyer’s agent and results of all inspections shall be satisfactory to the Buyer at Buyer’s S
See Also:
Are Alternative Systems Allowed?
Chamber System Failure
How Much Slope For Septic Line?
Inspecting a Septic System
Lifespan of Septic System’
Minimum Lot Size For Septic System
Perc Test Cost
Perc Test: Best Time of Year?
Replacing Failed Drain Field in Same Location
Retesting a Site That Failed to Perc
Sand Filter for Existing System
Testing an Existing Septic System
Testing for a New Septic System
Wet Sites, Septic Systems For
Who Performs Perc Test?
View all SEPTIC SYSTEM articles
Dan Stanciu says
Can a Septic System Work With No Tank?
We’re looking to buy a structure used for church services. The well and septic systems were inspected. However we inquired about the condition of the septic tank and were told that the system doesn’t have a septic tank, just a drain field which was tested and it looked good.
Is it possible for a structure to have a septic field without a septic tank? I appreciate your help.
buildingadvisor says
The septic tank is a vital part of any septic system. Its job is to collect the wastewater as it leaves the house, and hold it long enough for the solids to settle to the bottom (the sludge), while grease and oil float to the top (the scum). The outlet is designed to prevent grease and solids from leaving the tank and entering the drain field. Some tanks have two or more compartments for better performance.
Without a well-functioning tank, the grease and solids will clog the drain field and significantly shorten its life. That’s why it is so important to pump the tank out periodically and to avoid dumping solid items, food scraps, and chemicals down the drain.
While a system with no tank might work for a little while, will regret it when the septic system fails and you need a new drain field.
If you make an offer on this property, make sure to include a contingency for the inspection of the septic system and approval from the authorities — typically the local health department. You can check with the department of building inspection to see who approves septic system plans.
Beforehand, I would ask for a copy of the inspection report and contact the health department about whether this type of system is permitted in your area. Also, contact a licensed septic system designer or sanitary engineer to get a professional opinion.
Even if the system is allowed by the authorities, it sounds like a terrible idea to me.
Read more about How A Septic System Works