A Home Buyer’s Guide To Septic Inspections: What They Are And What To Expect

When buying a home, an important step in the home buying process is a septic inspection. More than one in five homes have an individual or a community septic system, which requires regular maintenance. A septic system treats and disposes wastewater from your household plumbing to a tank beneath your yard.

What Is A Septic System?

To understand what a septic inspection is, first you need to know how your septic system works. A septic system is an underground water-tight container that collects the wastewater from the plumbing system in your home. This includes water from areas such as bathtubs, showers, toilets, sinks and washing machines.

How A Septic System Works

The septic system breaks down waste. There are two different kinds of waste in your septic system. The first type is sludge, like human waste or solid debris. The second is scum, which is grease or oil. Sludge will stick to the bottom of your tank while scum floats to the top of your tank.  

There are a few essential components of a septic system. Mainly, the distribution box (D-box) and the drainfield. The D-box consists of the pipes or trenches where the wastewater (effluent) flows from the septic tank to the drainfield. The D-box makes sure all wastewater is distributed evenly into the drainfield.

At the end of the process, the drainfield releases the wastewater back into the soil. The solid waste settles to the bottom of the tank and is decomposed by natural bacteria.

A few types of septic systems exist, but most septic systems work the same way.

What Is A Septic Inspection?

While wastewater is distributed back into the soil, solids remain at the bottom of the septic tank, so the tank must be emptied regularly to work properly. Regular maintenance is important for homeowners with septic tanks. You’ll want to get a septic inspection if you’re buying a home with a septic tank.

Depending on your location, the health department may require a septic inspection before the sale of a home or title transfer. Your mortgage lender may also ask for septic inspection results.

What Septic Inspectors Look For

Septic inspectors review the physical condition of the septic system. Inspectors conduct a visual examination for leaks, damage, water levels and proper drainage. Inspectors may run different tests to ensure certain components or parts are working correctly.

One of the most common tests is a dye test. A dye test shows how the septic system is working and checks for leaks. An inspector will flush a special, bright dye down a toilet or sink drain. Then the inspector tracks the dye as it travels through the tank to the drainfield. Inspectors check to see if the dye got in the wrong areas, like if it came back up the pipes into the toilet after flushing.

It’s important to note that a dye test, which is the only diagnostic tool that inspectors use, provides minimal information about the performance of the entire system. However, the results help determine if additional testing is needed. If the dye doesn’t reveal any issues, inspectors often don’t need to conduct further testing.

An inspector will also check the D-box to ensure effluent flow is balanced, and they’ll look above the drainfield for how the soil absorbs effluent. In addition, they’ll check the inside of the septic tank for signs of damage.

Types Of Septic Inspections

Various septic inspection processes may be necessary, depending on the reason and the depth of the inspection.

Different types of septic inspections include:

• Basic inspection: This is a visual assessment of the septic system and may include a dye test. Inspectors will check the D-box and look for puddles in your yard to indicate improper wastewater drainage.
• Detailed inspection: This type of inspection is the most thorough. It includes an audit of the tank size, soil testing, dye testing and checking for signs of clogging. The inspector will also pump solid waste and sludge from the tank. It may involve excavation and digging to access the tank or to perform tests.
• Camera inspection: This is the same process as the basic inspection, with the addition of a camera evaluation. The inspector will open the septic tank cover and snake a camera through the inspection port. Then, they’ll open the tank lid or cut a new hole in the cover to evaluate the inside of the tank. This inspection type may also involve pumping, which removes the collected solids and sludge in the tank.
• Routine maintenance: A routine maintenance inspection includes a dye test for leaks and a basic inspection of the tank. Some home inspection companies provide this service.

What Happens During A Septic Inspection?

Septic inspections include a review of the performance of the septic system, the maintenance of the system and permit documents.

For all septic inspections, the first step is to find the septic tank. To locate the tank, you can check your septic system permit, which typically includes a sketch of the septic system. Your property records such as your property deed, building permit or property survey may also have a map of your septic system. If the permit sketch isn’t available, the septic inspector will use a probe or a radio transmitter to find the septic tank.

Per the United States Environmental Protection Agency (EPA), septic inspectors will check for the following during a routine inspection:

• Sludge levels and scum thickness inside the tank
• Indicators of leakage, such as reduced water levels in the tank
• Signs of blockages or clogging
• The integrity of the tank, inlet and outlet pipes
• Signs of drainfield failure, such as standing water in the yard
• The state of the distribution box to ensure the drain lines receive equal flow of effluent

Additionally, you’ll need to provide your inspector with the septic system’s history of pumping and maintenance records. Septic inspectors must verify the age, design and location of the septic system to ensure it complies with local regulations.

How long a septic inspection can take varies from 30 minutes to a few hours. It depends on the type of septic inspection, whether any issues are discovered and any additional services that are scheduled.

How Much Does A Septic Inspection Cost?

The average cost of a septic inspection is $550. However, if you’re in a lower cost-of-living area and only need a basic inspection, you could pay as little as $200. A more in-depth inspection with a camera can cost up to $1,100 depending on where you live.

When homeowners want to know how much a septic inspection costs, it’s important to note the cost varies based on a few factors. These include the type of inspection, the tank’s size and depth, whether digging is required and any other scheduled services. Other services may include pumping, filter replacements or a well inspection.

Oftentimes, companies may provide a discounted rate if you add extra services into your inspection. Make sure to reach out to multiple septic system service and inspection companies to get the best price. You can also ask about what other services a company can provide to help with your maintenance routines and further care of your septic system.  

Who Pays For The Septic Inspection?

It’s most common for the home seller to pay for a septic inspection.

States with septic inspection requirements will also list who is required to pay for the inspection. In Massachusetts, for example, the home seller pays for the septic inspection as part of the real estate transaction.

However, the buyer and seller can negotiate, just like how home inspection costs can be negotiated. Talk with your real estate agent to find out who is responsible for the septic inspection.

Common Signs Of A Faulty Septic Tank

A faulty septic tank often occurs due to a lack of upkeep or a design flaw. It’s important to fix your septic system to avoid further property damage or contamination of nearby waters.

According to the EPA, common indicators that a septic system may not be working properly include:

• Wastewater from toilets, drains and sinks backing up into plumbing
• Bathtubs, showers and sinks draining slowly
• Standing water near or over the drainfield
• A foul odor coming from the tank or drainfield
• Bright green, spongy grass growing on top of the drainfield without recent rainfall

The EPA’s SepticSmart program provides septic tank homeowners with resources and guidance on maintaining wastewater systems.

This program provides access to online resources, including guides on saving money on maintenance, protecting your property value, protecting the environment and avoiding system failures.

How To Find A Septic Tank Inspector

To find an experienced septic inspector, ask family members or friends for recommendations. You can also search for professional septic tank inspectors by visiting the National Onsite Wastewater Recycling Association (NOWRA) directory of septic system professionals.

Another option is to use the same septic inspectors as the previous homeowners. Using the same company as the previous homeowners means that company will already know of the condition and history of your septic system.

Septic Inspection FAQs

Let’s walk through some frequently asked questions about septic tanks and inspections.

How often should a septic tank be inspected?

It’s best to have a septic tank inspected every 1 – 3 years and pumped every 3 – 5 years. But how often a particular septic tank should be inspected and pumped will depend on a few factors. Mainly, the size of the tank, how much wastewater is generated, the volume of solids in the wastewater and the number of people in the household.

How long does a septic inspection take?

The length of a septic inspection varies. It can be as quick as 30 minutes or a few hours. It depends on the type of inspection and what the inspection results reveal.

Does homeowners insurance include septic inspections?

Homeowners insurance doesn’t typically include inspection costs. Septic inspections are usually the responsibility of the homeowner or home seller.

While homeowners insurance may not cover the inspection, some policies may provide coverage for septic system damage or repairs. These policies vary by provider and location.

What’s the difference between a septic inspection and a home inspection?

Home inspections provide a complete examination of the interior and exterior of a home. Home inspectors will look closely at a home’s foundation and structure along with major systems such as the HVAC or electrical systems.

Sometimes, a home inspector may perform a basic inspection of a septic system. However, it is a specialized job and requires additional training. It’s often best to hire a professional septic inspector to evaluate your septic system.

How long does a septic system last?

The average septic tank lasts 15 ­­– 40 years. The life expectancy of a septic tank depends on a few factors. This includes the material of the tank, the type or design of the system, what’s going down the drain and tank maintenance.

To increase the lifespan of your septic system, avoid “cloggers” such as diapers, baby wipes, paper towels, cat litter, grease, coffee grounds and feminine hygiene products.

The Bottom Line

A septic inspection is crucial for home buyers. Like with a home inspection, you’ll want to ensure the absence of any surprises with your major plumbing system. Regular septic inspections and routine maintenance can help keep your septic system safe and increase its lifespan.

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