SEPTIC SYSTEMS IN REAL ESTATE TRANSACTIONS

Do you have a septic system?  Did you know that it needs to be inspected periodically to ensure it is operating properly?

Oftentimes when we come to assess a property for an owner, we find that the septic system has not been inspected for years or sometimes not at all.  This is a giant red flag for a real estate transaction.

As part of any sale, buyers may (and most times do) request a septic inspection – and contracts state these are paid for by the seller. The seller must also provide the buyer with the current inspection results of the septic system and pay to have it pumped if the company doing the inspection deems it necessary.

We recommend inspecting septic systems regularly, with frequency based on your type of system. According to Skagit County Health Department, “In order to assure that your system is functioning, Washington State Code (WAC 246-272A-0270) requires that your septic system be inspected at least every year by a qualified inspector OR at least every three years for simple gravity systems.”

The Environmental Protection Agency (EPA) has great information on their website regarding septic system types and designs. Take a look at the information the EPA has provided here: https://www.epa.gov/septic/types-septic-systems

One of the first things Realtors look for on a property is the septic system.  If we see regular ongoing septic system inspections have been performed, then we know the system has been taken care of and we relay that information to our clients.  If not, we immediately let our clients know that they should be on alert.  The real problem comes when you are in the middle of a real estate transaction and then you do the septic inspection and issues arise. It ends up being a big deal for the buyer. They usually do not have experience with septic systems, and they can overreact or even kill the transaction. If the system needs work, it will need to be completed before any sale closes.  As everyone is in a hurry, it ends up costing more money. It also adds time which can be very difficult for everyone involved. Most importantly, it provides more time for the buyer to back out and move on to another purchase.

When a system is inspected and/or pumped, that record is uploaded by the septic company to the county website for the public to see.   The typical inspection price in 2022 runs from $300-$400 and pumping runs $500+ depending on the size of tank.

Getting a property ready for sale, we have the owner inspect the system and then do any repairs before coming on to the market.  We have the inspection paperwork ready for any buyer and that usually moves the buyer easily past the septic inspection contingency.

It is important to treat the system with respect.  Adding the wrong things to a system over time can completely damage the system.  Having a system replaced can run from $15,000 to $40,000 depending on what system needs to be approved by the county and installed.  It pays to be informed and to treat your septic system well.

Skagit County Public Health Department offers free classes for homeowners to learn how septic systems work to clean wastewater and how to help your system function well without polluting. Take their online Septics 101 class and quiz here: Skagit County Homeowner Education Program.

You can also find a lot more information and training on your septic system from the Washington State Department of Public Health at their website here: WA Department of Health Waste Management and Septic Systems.  Don’t miss the module, “Caring for Your Septic System”!

 

We are here to help at any time if you have concerns about the systems in your home.  We know how to get past the problems and help you maximize your property.

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