Septic Systems: What to Ask When Buying a House | VCE Publications

Introduction

Amongst the excitement of looking for and buying a new home, questions about septic systems can often go overlooked. A septic system is one of the key parts that keep a household operating, and it can be one of the costliest repairs if it should fail. In this publication we intend to let house buyers (and realtors) understand what questions they should be asking regarding septic systems when looking for and buying a house.

If you want to learn more, please visit our website.

What is a septic system?

Septic systems use the natural characteristics of soils to dispose, filter, and treat household waste for homeowners who are not part of a municipal sewer system. When wastewater leaves the house, it is transported first to a septic tank (Figure 1).

Wastewater is separated into three distinct layers in the septic tank: a scum layer made up of fats, oil, and grease less dense than water; an effluent water layer; and a bottom sludge layer made up of heavier solids. Decomposition of the solids occurs while they are contained within the septic tank. Naturally present bacteria in the septic system digest solids that have settled to the bottom of the tank. These bacteria can transform up to 50% of the solids in the tank into liquids and gases.

Is the house on a septic system and where is it?

Not all houses require septic systems and many - especially in municipal areas - are served by public sewer facilities, so the first and most important question to ask is whether the house has a septic system. Once you have confirmed that the house has a septic system, it is important to find out where it is located. The homeowner will often have this information, but if they do not know, the information should be available by contacting your local Virginia health department. You can identify your local health department using the VDH online health department locator https://www.vdh.virginia.gov/health-department-locator/.

What type of system is it?

The most common septic system is a conventional gravity fed system, in which septic fluid moves through the force of gravity; this system requires relatively little upkeep. However, there are many other alternative systems that require more homeowner input and yearly operation and maintenance contracts with service professionals. If the system is pump fed or dosed there will be high and low water alarms that alert the homeowner should there be a problem detected in the system, it is important that these be located and inspected.

Constructed wetland systems have beds where treated septic fluid is at the surface, it is important to make sure humans and animals cannot access this fluid. Some alternative systems require further care to keep the system operational. For more information about alternative systems see On-site Sewage Treatment Alternatives 448-407.

Are there any regulations you must follow?

For on-site systems located in Chesapeake Bay Preservation Areas, it is required by law that the septic tank be pumped every 5 years, knowing this kind of information is important for the potential homeowner before buying a house. For more details on having septic tanks pumped see the ‘What to Expect When Getting Your Septic Tank Pumped’ extension publication.

When was it last pumped/inspected?

The current homeowner should be able to provide this information as part of their records. If they do not know this, it is recommended that the septic tank be inspected to make sure it does not require pumping.

Is the tank big enough?

If the house has been renovated or added to, it is important to check to see if the septic tank has been increased in size to reflect these changes. If the system hasn’t been updated to accept the extra volume of water from additional bedrooms/people living there, it could overwhelm the system causing it to fail.

If house additions postdate the septic installation, the additional cost of replacement or extension should be considered in the offer price or the sale contingency list.

Are there any signs of a failing system?

If you can locate the septic system drainlines you should check to see if there is any evidence the system is failing. If there is obvious standing water above the drainlines, or if there is a distinct smell of effluent then these are signs there is a problem with the system. The presence of lush green grass over the drainlines or eutrophic water in nearby ditches may also be a sign that the system is failing. Septic system failures could require a minor fix or could have major financial implications. Knowledge of these signs may help reduce unforeseen expenditures for a system repair.

Has the property had a system failure before and for what reason?

Find out from the homeowner whether the septic system has failed in the past, and for what reason. If the property owner is not available, documentation of septic system failures can often be found at your local health department. Some system failures are not a cause for concern as long as they have been corrected, such as broken baffles in the tank or clogged pipes due to disposal of improper items.

However, failures that have resulted in the relocation or replacement of the drainfield should be of greater concern.

With competitive price and timely delivery, Wansheng sincerely hope to be your supplier and partner.

Is there a reserve field and where is it located?

In some instances, properties have a site set aside (reserve area) to be used should the current drainfield completely fail. It is important to know whether this site exists and where it is. At some properties a reserve area is not provided or required. If failure occurs at these properties, the soil between the trenches, a new area available on the property, or an adjacent property are considered for a repair/replacement drainfield. Current VDH Sewage Handling and Disposal Regulations (12VAC) only require a 50% reserve on soils with a higher risk of failure. Drainfields in low failure risk soils are not required to have a reserve area. However, some counties and cities require a 100% reserve area on all new construction, and in certain districts within counties, it can be 200% reserve capacity. If a reserve site is present it is important to protect this area from construction of permanent structures, compaction from vehicular traffic, or other property uses that could be detrimental to a future septic system. If this site does not exist it may indicate a failed system in the past, or drainfields with trenches in soils with a 45 MPI percolation rate or faster. If no allowance has been made for a backup area, there is the potential for expensive repairs should the current one fail.

References

Galbraith, G., C. Zipper, R. Reneau, and P. Brown. . On-Site Sewage Treatment Alternatives. Virginia Cooperative Extension publication 448- 407. https://www.pubs.ext.vt.edu/content/dam/pubs_e xt_vt_edu/448/448-407/SPES-520.pdf

VDH (Virginia Department of Health). . Sewage Handling and Disposal Regulations. 12VAC 5-610. Richmond: VDH. https://www.vdh.virginia.gov/EnvironmentalHealth/ONSITE/regulations/documents//pdf/12_VAC_5_610.pdf.

Septic tanks may never be the most popular topic of conversation at a party, but they do play one of the most important roles in maintaining the cleanliness and hygiene of many homes and properties. A septic tank is a self-contained wastewater treatment system that serves as an integral alternative to those homes not connected to a municipal sewage system. According to Circle of Blue, a company that's informing people about their decisions about water, food, and energy, it's estimated that over 21 million United States households rely on septic systems with new constructions opting for it every day. These unassuming units quietly and effectively handle the disposal of all a household's wastewater, ensuring those within enjoy a clean and safe environment.

Whether you have always had a septic system and are in need of a replacement or you are adding a septic tank to your property for the first time, it's important to ask the right questions before buying a unit and proceeding with the installation. Not sure what the right questions are? Well, we're going to go through just that in the following guide to help ensure you and your family enjoy a successful and efficient septic tank installation.

1. What Size Septic Tank Do I Need?

The first step to buying any big household equipment is to determine the most appropriate size for your household. For septic systems, you will need to consider how many bedrooms you have in the home and the estimated daily water usage. There may also be local regulations that restrict how small or how large of a septic tank you can install.

You'll notice that we said to consider how many bedrooms are in your house and not how many people are in your family. That's because with septic tanks, it is important to consider who will use the system after you leave the home. So, even if you only use two out of four bedrooms, the next family that buys your home might occupy all four and will thus need a larger septic tank to hold them. So, when sizing your septic system, always size according to the house itself and not your general preferences.

2. What Type of Septic Tank Should I Install?

Septic tanks are primarily made from three different materials: concrete, fiberglass, and plastic. Understanding the differences between each material can help you make the best decision for your household.

• Concrete Septic Tanks: Concrete tanks are known for their strength and long-term durability, having shown themselves well-equipped to handle the test of time and even trauma from external forces. However, they are heavy and installation tends to be more labor-intensive and thus costs more than other types of septic systems. Concrete septic tanks will also require more periodic inspections and maintenance to check for leaks and cracks.
• Plastic Septic Tanks: Plastic tanks are significantly lighter than concrete ones and have strong insulative properties that greatly reduce the risk of cracking due to temperature fluctuations. Their lighter profile also makes them more affordable to install. Unfortunately, that same attribute also makes them prone to flotation in high-water tables so the company installing your septic system may recommend anchoring. Plastic septic systems also have a shorter lifespan.
• Fiberglass Septic Tanks: Fiberglass septic systems are lightweight like plastic ones, but they have slightly better resistance to corrosion and are much more watertight than either plastic or concrete systems. This material costs more than your other options, but it will last longer and generally requires less maintenance over the years.

3. Where Should I Install My Septic Tank?

Finding the right spot for your home's septic tank is incredibly important. With the risk of contaminating the local groundwater and nearby water bodies, you need to find a space that will ensure efficient wastewater treatment. To do this, you need to speak with a professional or company experienced in septic systems and their installation in your area. An experienced technician will use a variety of factors and measurements to help you determine the best spot on your property, including:

• Soil Type: Your soil will be tested for its composition and permeability, which is to say your septic tank installer will look at how well different soils in your yard absorb and filter wastewater. The test for this is called a percolation test and its results will help determine at what depth and where in your yard the drain field should be placed.
• Proximity to the House: It is also important to consider how far the septic tank is from the home. Keeping the tank and its piping a short distance from the home will keep your installation and maintenance costs down, but you also don't want it too close. Septic systems that are only a few feet from the home often lead to inadequate treatment and odor issues. Likewise, overall positioning may depend on city lines that have already been buried. You will need to call the city and map these out before any excavation can begin.
• Local Regulations and Environmental Considerations: Speaking of the government, some municipalities may also have specific regulations governing septic system installations. This tends to happen most in wetland areas and neighborhoods that sit near waterways or that have pertinent geographical features, such as natural sloping into sensitive areas. In such situations, local regulations will typically dictate distances from the sensitive areas as well as necessitate permitting throughout the process to further ensure a septic tank installation poses no harm to the environment or local community.

4. What Maintenance Is Required for the Septic System?

The most important type of maintenance that your septic system will need is what's known as septic tank pumping. This is a much larger type of service that's different from the normal, everyday pumping your system will do with its own pump that pushes effluent into the drain field. When a company that specializes in septic services refers to septic tank pumping, they are talking about bringing a large truck for pumping solid waste and sludge out to be dumped elsewhere. Every owner of a septic tank will need to do this as sludge and solid waste will naturally accumulate at the bottom of the septic tank. If it's not pumped out, then this waste can clog the system which will lead to a back-up into your home's plumbing and out a shower or sink drain.

A full septic tank pumping will need to be done once every three to five years, according to the United States Environmental Protection Agency. What type of material and what size you choose for your septic system will greatly determine just how frequently you'll need this big maintenance task performed. The company that installs your septic tank should also be able to regularly inspect the system to determine how full it is to know when to pump it.

Scheduling Your Big Septic System Installation Date

As you can see, the most successful septic tank installation begins with asking the right questions so that you can make the most informed decisions, and be prepared for the care and maintenance your new septic tank will need once installed. Consulting with and hiring a company experienced with septic tanks, including both installation and maintenance, is the best way to ensure your new unit operates efficiently and reliably for its maximum working lifespan. We hope that our experienced team can be your wastewater treatment partners in this! Contact us today at Reliable Septic & Services to learn more about our septic tank services and to talk to a professional about getting your tank installed, repaired, or pumped.

Contact us to discuss your requirements of wastewater treatment tanks. Our experienced sales team can help you identify the options that best suit your needs.