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Septic System Inspection Secrets
By Corey K. Tournet
Septic system repairs are not cheap and can cost from $5,000 to $20,000 or more, depending on where you live and the condition of your system. Unfortunately for many home buyers, the typical brief septic system inspection tells you very little about the real state of the septic system. The main problem is that it does not check for many potential signs of trouble. It is somewhat like assuming a used car is in fine shape just because it starts and seems to run ok during a drive around the block.
Don't Wait for the Toilet to Back Up
Most homeowners have very little understanding of how to maintain a septic system. They don't know how to recognize warning signs of failure and only realize there is a problem when the system completely fails (i.e. the toilet won't flush). As a result, many homeowners are not aware that they are selling a house with a failing septic system. There are also some unethical people who, knowing there is a problem with their system, simply pump the tank before the sale so it appears to be functioning properly.
Are Codes Being Met?
The obvious question is whether or not the system is functioning, but an even more important question is, does the system meets current code requirements? Most new home buyers completely overlook this issue. The codes regulating septic systems have become much stricter than in past years. As a result, systems that met code requirements in the past no longer do and you will have to pay for the upgrade. For example, in the past a system with 250 square feet of drainfield buried 6 feet deep may have passed, whereas today regulations might require one with shallower drainfields and 450 square feet of drainfield. In some cases the health department will inform these people that they need to bring their system up to current code a few months later (even if they said it was fine at the time of the original inspection!).
Caveat Emptor!
It is extremely important to have a proper, thorough septic system inspection if you are buying a home with a septic system. If you run into problems with the system after the sale, unless you can prove they knew there was something wrong with the system when they sold you the house, you are stuck with it. If you still want the house, it's much easier to factor the septic system upgrade costs into the sale than to get money back from the sellers after they've spent it on their new home. When they call the sellers, you are likely to hear, "It worked fine when we were there...you must have done something to break it.."
Who You Gonna Call?
To get a proper septic system inspection done call a full service septic contractor, not a home inspector or company which only performs septic tank pumping services. Home inspectors inspect homes, not septic systems. If you don't know any good contractors in the area call the local health/zoning office, they may be able to give you a list.
A proper property sale septic system inspection is actually a fairly involved process:
1. The contractor will first do a visual inspection looking for signs of surfacing effluent around the drainfield.
2. They will then dig up the manhole cover to check the liquid level in the tank. If it is low then the tank either has a leak or was recently pumped...watch out.
3. They will look at the contents of the tank. If there are non-biodegradable products in the tank this will indicate the system has been abused. If the toilet paper products are not breaking down this often indicates an overuse of chemicals hindering the bacterial process in the tank.
4. Assuming the tank is full, they will then run 100-200 gallons of water into the system, then start pumping the tank. If water begins coming back into the tank from the drainfield it will mean the drainfield is slow or failing.
5. When the tank is empty, they will estimate the size of the tank in gallons and visually check to see if the inlet and outlet baffles are in place and of the proper size.
6. They will then dig up the distribution box to check for a high content of sludge and the number of drainfield lines.
7. From there they will check the length of the drain field runs by running a line into each pipe and using a probe to measure the depth of the trench es. With this information they can estimate the square footage of the drainfield. In some cases they may have to dig into a trench to get this infor mation.
8. They should then take a soil boring to ascertain the depth of the seasonal water tables.
At this point the contractor will have enough information to give you an opinion on the system. The obvious question is if the system is functioning, but a more important question is, does the system meets current code requirements.
The contractor should then give you his report in writing with estimates for any suggested up-grades. If the system does need any work, you take this estimate to the sellers and factor it into the selling price of the home. If the system gets the OK, then you know you are starting out with a good system. This inspection process will cost you $150-$500 but is well worth it.
A few tips:
1. Get a full service contractor, one that does designs, installations and pumping. They will be familiar with code requirements whereas pumpers may or may not be. Also, pumpers generally don't fix problems which means you will have to call in a second contractor and spend more money if any are discovered. A full service contractor can not only do the pumping and septic system inspection, but they can also perform any needed repairs on the spot.
2. As long as you have them out there, and the system checks out, have them jet the lines in the drainfield to remove any built up sludge and have them install an effluent filter in the tank. These filters stop the larger solids from reaching the drainfield and most system failures occur when the drainfield gets plugged with solids. You are going to want these things done sooner or later so you may as well have it done now.
To find a good contractor, call the health/zoning department and ask for a list of certified contractors. Then ask them who they would use if they wanted a system inspected, they will usually steer you in the right direction.
After the Sale
The following are three of the most important things you can do to keep your septic system running smoothly:
1. Install a lint filter to prevent lint from plugging up your drainfield
(this is one of the most common causes of failure). The typical family washing machines produces enough lint each year to carpet a living room floor and a good percentage of it is not biodegradable. Lint screens and nylons socks are ineffective as they trap less than five percent of the lint particles.
2. Have a contractor install an effluent filter to prevent larger solids from leaving the tank.
3. Spread out your laundry loads to avoid overloading the system with more water than it can handle.
About the Author
Corey is the owner of The Laundry Alternative, a company which specializes in eco-friendly laundry and septic system products.
Article Source: http://www.simplysearch4it.com/article/22335.html
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