Q: I am looking to purchase two properties — both of which failed to perc back in 2005. I am not 100% sure if this was a perc test or a soil site evaluation, but after speaking with the county, they stated I could have it tested again to see if I could get different results.
This new test would for sure be a soil site evaluation (hope that is the correct lingo). My questions is, is this even worth it? Logically, in my mind what would even change for the results to be any different? The process seems fairly expensive to hire a backhoe to dig the holes plus the cost of the test. Any insight is much appreciated! — Neil
A: It’s not unheard of for a site to fail on one occasion and pass on another. In most cases, this would be a site that is marginal — that is, it just flunked by a little bit, but might pass under different conditions. This might be a different time of year, a drier year, or a different location on the lot. It also could be that a different inspector interpreted their observations a little differently.
Also, test procedures vary a lot from one jurisdiction to another. Most require both a deep-hole” test where the layers of soil are observed in a test pit and a perc test where water is dumped in a hole under specified conditions and the absorption rate measured. Areas that rely strictly on visual inspection of a test hole could get different results from different testers.
Large Lots
If the lots are big enough to have multiple locations for the leach field, this would be your most promising strategy. A site can certainly have dense soil or ledge in one area and more granular, well-drained soil in another. The water table may also be higher in one area than another.
Deep-Hole Test
In the deep-hole test, inspectors are looking for visual evidence of the seasonal high water table, and the upper limit of rock ledge or other impermeable soil. If this “limiting zone” of unsuitable soil is too close to the surface, then the site will fail.
In jurisdictions that do not require perc testing, the inspectors are also evaluating the soil for drainage characteristics, either visually or with the help of a lab tests.
In all these tests, a certain amount of human judgement is involved. For example, where the high water table is determined based on the visual inspection of “mottling” in the soil, you could get a different result from a different tester. The same is true of other visual observations of the soil.
Marginal Sites
In addition to pass/fail results, perc and soil tests determine the size of the leach field. So, in principle, poorer soils with larger leach fields should perform as well as systems with better soils.
However, a site that just squeaks by could have problems with septic system performance or longevity. For example, a site tested in a dry year or dry season could have problems with a high water table under wetter conditions. For that reason, many areas limit the tests to drier times of the year.
Or a site with bedrock, impermeable soil, or high water just barely at the acceptable depth, could have compromised performance under heavy usage (a big party or five loads of laundry) or very wet weather.
Cutting it too close can lead to poor performance or a shortened lifespan for the leach field. Better to design a system with extra capacity than too little.
Alternative Systems
If the problem is a high water table, sometimes the water table can be lowered around the leach field by using curtain drains. Input from a civil or geotechnical engineer would be advisable. Also, local authorities would have to approve the system.
There is also the option of an alternative septic system for a marginal site. Just be aware that this can increase the installation cost by 50% to 100% or more and increase annual maintenance costs as well. Most have moving parts that are subject to wear and tear and need careful monitoring. You will need to check with local authorities to see what types of systems are allowed in your area. And don’t be the first to try an innovative system. Only use something with a well-established track record in your area.
Get Local Advice
Finally, I would pick the brains of county folks who suggested trying another test. What is the basis for their comments? Have they seen failed sites pass on a second round of tests? What do they attribute this to? Have the regulations changed in this area? And, if so, are the new regulations more or less restrictive?
A lot to consider. Wish there was an easy answer, but at the end of the day, it’s a roll of the dice.
Read More at Marginal Perc Test Results Perc Testing in Second Location Site Perks After Failing 10 Years Ago
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
Kathleen Kanack says
After 30 Years, Could I Get Better Perc Test Result?
Hello, we are looking into purchasing a lot behind our sons home in Fairfield, Pa.
On public record a perc test was done in 1993. It was unsuitable, soil type, Myersville, slope 5%, depth to limiting zone 18.
0-8″ brown silty loam, subangular, friable, fine & med. roots common
8″-18″ reddish brown silty loam, wet, sticky, few fine roots
18″ mottling
Unsuitable reason- mottling was located at a depth of 18″from the soil surface at hole #1 and hole #2. No subsurface sewage disposal system may be installed when mottling is located at less than 20″ from soil surface.
My question with this information should we pass on this lot or could the Terran have changed over all these years and a perc test would result in our favor to build . I appreciate any comment.
Thank you for your time.
buildingadvisor says
The test report indicates that the site failed because to the depth of “mottling,” which a marker for the seasonal high water table. The water leaves a mottling pattern in the soil. You need 20 in. but only have 18 in. – pretty close, but no cigar.
However, the test does not show the percolation rate. Maybe they didn’t test the perc rate because the site failed based on a high water table. Silty loam might pass and might fail depending on the clay content of the soil. However “wet, sicky” soil does not sound promising.
It’s possible, but not likely, that things have changed much in the past 30 years depending on building and development in the surrounding areas. It’s also possible that another area of the building site would yield better results.
It’s also quite possible that you could install a mound system, which would raise the level of the drain field, or some other type of alternative septic system.
I would start by meeting with the local authority who oversees septic system permitting, often the health or environmental department. Bring your old report and ask if the site might be suitable for an alternative system.
If it sounds promising, it would probably be worth doing a new perc and soil test. Costs vary but usually range from $500 to $1,500 depending on ease of access and local costs.
Rey Perez says
Should I Retest Site That Failed 20 Years Ago
The land I want to buy failed the perc test 20 years ago. I would like to test it again to be sure that conditions have not changed. I’m also thinking about an alternative system. What do you recommend?
buildingadvisor says
A site that failed 20 years ago could possibly pass today – especially if it failed by a small margin. It’s a bit of a long shot to test again, but it would be foolish to buy the lot without testing. It would be helpful to know why the site failed? Slow percolation rate? High water table? Ledge two feet down?
There are more alternative systems today and wider acceptance of them compared to 20 years ago. But even alternative systems need to meet certain test criteria for code approval. Some sites are 100% unbuildable – or prohibitively expensive to develop.
Whether you are building a conventional or alternative septic system, you will need test results to design get cost estimates. The cost to install and maintain an alternative system is significantly higher, so it would be helpful to get a rough cost estimate before making an offer on the land.
Best of luck!