Buying A House With A Septic Tank: A Complete Guide

The farther you get from the city, the more likely it is that homes don’t hook up to municipal sewage lines. According to the Environmental Protection Agency (EPA), more than 20% of homes depend on private or community septic sewer systems.

Let’s explore what you should know when you buy a house with a septic tank.

What Is A Septic Tank And How Does It Work?

Septic systems are simple devices. The tanks are buried underground and typically made of concrete, fiberglass, steel or polyethylene (plastic). Everything that goes down a drain in your home will eventually drain into a septic tank through a main drainage pipe.

A septic tank holds drainage long enough for it to separate, with the solid waste (also known as “sludge”) settling at the bottom of the tank. Other materials, like grease and oils, are known as “scum” and float to the top.

Eventually, the tank is pumped to remove the solids and clean out anything that floats. Pumping involves a special vacuum that suctions solid waste and floating scum into a truck for disposal at a treatment center.

The liquid wastewater in the tank (or effluent) flows out of the septic tank through perforated pipes into a “drain” or “leach” field. A drain field is a shallow, underground network of perforated pipes in dry soil that naturally filter effluent, slowly releasing it into the soil as groundwater. The drain field operates within the soil and can vary in size depending on the soil type, tank size and local regulations.

To illustrate how this works, let’s say you grind up some food scraps in your garbage disposal. The water you use to flush the drain is your wastewater, the food solids sink to the bottom of the septic tank, and any scum floats to the top. The natural bacteria in the tank break down the sludge and scum and reduce the amount of solids in the tank. Eventually, what’s left in the tank is cleared out during the pumping process.

Too much food waste or other solids, like toilet paper, can clog the pipes leading to the drain field. As you might imagine, a clogged septic system can be messy, and unclogging it can be costly.

What To Know Before Buying A House With A Septic Tank

If you’re interested in buying a house with a septic tank, you’ll need to keep a few things in mind. The EPA provides “quick tips” for homeowners with septic systems. And we’ve also collected tips to consider before buying a house with a septic tank:

1. Get A Septic System Inspection

Scheduling a septic system inspection is like scheduling any other home maintenance. If the home you’re buying has a septic system, consider making your offer contingent on an inspection. With the tank buried underground, you won’t know what you’re getting into without an inspection.

There are a few types of inspections, including:

• Visual inspection: A home inspector typically performs a visual septic tank inspection. The cost of the visual inspection gets added to the overall home inspection bill. The inspector will ask how old the system is, how often it’s been pumped and the last time it was inspected. The home inspector will check all sinks, toilets and other drains to verify they drain correctly, and they’ll check the drain field for standing water, which may be a sign that the septic tank isn’t draining properly.
• Full inspection: Septic tank inspectors are trained to conduct full inspections. During the inspection, the inspector will remove the manhole cover and check the tank’s water level to ensure it’s draining. They’ll run water in the house to check drainage speeds and confirm the tank’s water level doesn’t rise to ensure the new water pushes the old effluent into the drain field. After a full inspection, the tank is ready to be pumped.

A visual inspection is a starting point when buying a home. While a home inspection may flag a problem or recommend a full inspection, it’s not as thorough as a full inspection and may not tell the entire story of how a system is operating.

2. Research Your Local Laws And Requirements

Verify that the septic system complies with state and local laws. While the EPA doesn’t regulate single-family home septic systems, most states and local health departments oversee construction or operating permits to prevent health or environmental hazards.

Some states require a septic system inspection before the home seller transfers the title to the buyer. Check with your real estate agent about the area’s septic system requirements.

3. Think At The Sink

It’s critical to know what can safely go down a drain. Be careful about what you flush or rinse to avoid clogging.

You should avoid putting items like feminine hygiene products, dental floss, diapers, coffee grounds, cat litter, grease and certain chemicals, like gasoline, oil, pesticides, antifreeze and paint down a drain.

4. Prepare To Pump Regularly

Besides regular septic system inspections, you should prepare to pump your tank regularly, typically every 3 – 5 years. Pumping helps keep the tank clean and removes buildup. Your household size, total wastewater produced, the volume of solids in the wastewater and the septic tank’s size will influence how frequently you pump the tank.

Scheduling regular inspections and pumping your tank can help maintain it for decades.

Pros And Cons Of A House With A Septic Tank

Houses with septic tanks are a relatively common phenomenon in rural areas and a routine feature of off-grid homes. Depending on where you’re house hunting, you’ll likely encounter a home with a septic tank. Let’s take a look at their pros and cons.

Pros

• Off-grid: With a septic system, you don’t rely on municipal wastewater treatment. You can resolve any problems yourself rather than wait on your local government.
• More freedom: Homes with septic tanks can be built farther from major metropolitan areas. You’ll likely need a septic tank to enjoy the freedom of living wherever you want.
• More affordable: While you pay for regular maintenance, like an inspection every 3 – 5 years, you won’t be charged wastewater or city sewer utility bills.
• Eco-friendly: Septic tanks break down waste naturally, eliminating the need for harsh chemicals.

Cons

• Requires regular maintenance: The tank’s size, age and the number of people in your home will determine how frequently you’ll need to schedule septic tank maintenance. Regular inspections are necessary to prevent issues – like shifts in soil caused by erosion or tree roots growing toward water – from becoming bigger and costlier problems.
• Groundwater contamination: If your drain field doesn’t properly filter contaminants, it can contaminate the groundwater, which can flow into nearby water sources, polluting drinking or well water and harming wildlife habitats.
• Limited waste disposal: Items you shouldn’t flush down a drain connected to a municipal waste system – such as dental floss, hair and other solids – should be strictly avoided with septic tanks. They can wreak havoc on your wastewater system.

Septic Tank FAQs

To help you decide whether buying a house with a septic tank is right for you, we’ll answer some frequently asked questions.

Should I buy a house with a septic tank?

It depends. Home buyers interested in homes with septic tanks typically like that they have well water and include the bonus of lower monthly utility costs because the properties don’t connect to a municipal sewer system.

Before buying a home with a septic tank, get a full inspection of the septic system to help you make an informed decision.

How much does a new septic system cost to install?

The cost of a completely new septic system, including new pipes and a drain field, ranges from $10,000 to $25,000. The size of your home and the number of people in it will determine what size tank you need. The final cost will also depend on labor and whether you install an anaerobic or aerobic septic system.

How much does it cost to maintain a septic tank?

Installing a septic tank is just the beginning. To keep septic systems operating properly, homeowners should pump their septic tanks every 3 – 5 years. It costs between $290 and $550 to pump a septic tank.

If you have concerns about the integrity of the septic system, consider purchasing a home warranty plan that covers septic systems. The warranty can help protect you from surprise expenses and offset regular maintenance costs.

Does a septic tank increase a home’s value?

While a new septic tank may not dramatically increase a home's value, if you ever sell the home, you better make sure your septic system operates flawlessly. A new septic tank may not be a huge selling point, but a faulty septic system can sink a deal.

The Bottom Line: Septic Tanks Are A Valuable Home System

Don’t be intimidated if the home you love has a septic tank. You may not want to think about how they work, but a well-maintained septic tank is an environmentally friendly option.

Many homes outside city limits have septic systems, and if you want to live in a rural or suburban area, a septic tank may be a vital feature of your new home.

Ready to start searching for your dream home? Connect with an expert real estate agent today!