Buying or Selling a Home with a Septic System?
Septic systems are responsible for treating all wastewater that leaves your home. When they are working properly, most homeowners never think about them. However, when problems occur, repairs or replacements can cost thousands of dollars.
A professional septic inspection allows buyers and sellers to understand the current condition of the system, identify potential issues early, and avoid costly surprises after closing.
What Is a Septic System?
A septic system, also known as an Onsite Wastewater Treatment System (OWTS), is an underground wastewater treatment system used in homes that are not connected to a municipal sewer system.
A typical system consists of two main components:
Septic Tank
- Collects wastewater from the home
- Allows solids to settle to the bottom
- Separates oils and grease from the water
Drain Field (Leach Field)
- Disperses treated wastewater into the soil
- Naturally filters and treats the effluent
All wastewater from your home flows into the system, including water from:
- Toilets
- Sinks
- Showers and bathtubs
- Dishwashers
- Washing machines
With proper maintenance, most septic systems last 20–30 years or more.
Why Septic Inspections Are Important
There is never a bad time to inspect a septic system, but it is especially important during a real estate transaction.
A septic inspection helps determine:
- The overall condition of the system
- Whether the system is functioning properly
- If there are any repairs or upgrades needed
Without an inspection, buyers could unknowingly inherit a failing system that could cost $10,000–$30,000 or more to replace.
Septic Inspections for Home Buyers
If you’re planning to buy a home with a septic system, an inspection should be considered essential.
Many buyers do not realize how important the septic system is until they experience problems such as:
- Sewage backups
- Slow drains
- Wet areas in the yard
- Strong sewage odors
Approximately 20% of homes in the United States rely on septic systems, especially in rural and suburban areas.
When properly maintained, these systems are reliable and efficient. However, because not all homeowners fully understand septic maintenance, inspections are critical when purchasing a property.
Septic Inspections for Home Sellers
For sellers, septic inspections are typically performed during the escrow period.
In Riverside County, many lenders require a septic certification that is no older than 90 days at the time of closing. In some cases, lenders may require a new inspection if the certification falls outside this window.
If you suspect there may be issues with the septic system, it can be beneficial to schedule an inspection before listing the home. This allows time to address potential problems and prepare for negotiations with buyers.
5 Important Reasons to Get a Septic Inspection
1. Your Entire Plumbing System Depends on It
Many people assume septic systems only handle toilet waste. In reality, every drain in the home flows into the septic system.
This includes:
- Bathroom sinks
- Kitchen sinks
- Showers
- Dishwashers
- Washing machines
If the septic system fails, it affects every plumbing fixture in the house.
2. Home Inspectors Do Not Usually Inspect Septic Systems
Standard home inspections typically do not include septic system evaluations.
Most home inspectors do not have the specialized training or licensing required to inspect septic systems. Instead, they usually recommend that the system be inspected by a licensed septic professional.
3. Hidden Problems Can Go Undetected
Some septic issues are not immediately obvious.
For example, trees or shrubs planted too close to the system can send moisture-seeking roots into septic tanks and drain lines. Over time, this can lead to:
- Pipe blockages
- Drain field damage
- Sewage backups
- System leaks
A septic inspection can detect these problems before they become major repairs.
4. Inspections Are Much Cheaper Than Repairs
The cost of a septic inspection is small compared to the cost of repairing or replacing a failing system.
When issues are discovered during escrow, buyers and sellers can negotiate repairs before the sale is finalized. This helps prevent unexpected expenses after closing.
5. Septic System Size Requirements Changed in 2004
Before 2004, many septic systems in the Inland Empire were designed for smaller household sizes.
Because of this, septic systems were often built with smaller capacities relative to the number of bedrooms and bathrooms in a home.
After 2004, building codes were updated to require larger septic systems to accommodate larger families.
For homes built prior to 2004, it is important to determine whether the existing septic system can handle current household demands.
This is particularly important if you are planning:
- Home additions
- Additional bedrooms or bathrooms
- A swimming pool
- An Accessory Dwelling Unit (ADU)
These types of changes may require a more advanced certification known as a C42 certification. Homeowners should always check their city or county permitting requirements before beginning such projects.
Other Important Things to Know About Septic Systems
Ask About Pumping History
Always ask when the septic tank was last pumped and if maintenance records are available.
Most septic tanks should be pumped every 3–5 years, depending on usage.
Keep Records of the System Location
Septic inspection reports usually include a diagram showing the location of the septic tank and drain field.
Keep this document somewhere safe so you can easily locate the system in the future.
Avoid:
- Building structures over the tank
- Driving vehicles over the drain field
- Planting trees or shrubs near the system
These actions can shorten the lifespan of the septic system.
Consider Installing Manhole Risers
Septic tanks are typically buried several feet underground, which can make access difficult.
Many modern systems include manhole risers, which bring the tank lids up to ground level.
If your system does not have risers installed, adding them is highly recommended because they:
- Make inspections easier
- Simplify maintenance
- Eliminate the need to dig up the tank during pump-outs
Installing risers can often be negotiated during a home sale or completed after closing.
What Happens During a Septic Inspection?
During a septic inspection, technicians evaluate the system to ensure it is functioning properly.
The inspection typically includes:
- Pumping the septic tank
- Inspecting internal tank components
- Checking for cracks or structural damage
- Looking for root intrusion
- Evaluating pipes and connections
- Performing a flow test on the leach field to confirm proper drainage
These steps help determine whether the system is operating correctly or if repairs are needed.
Final Thoughts
Skipping a septic inspection during a home purchase can be a costly gamble.
A professional septic inspection provides buyers and sellers with valuable information about the condition of the system, allowing them to make informed decisions before closing.
Understanding the condition of the septic system ensures the home will function properly and helps avoid unexpected repair costs in the future.
Need a Septic Inspection in Riverside County or the Inland Empire?
If you are buying or selling a home and need a professional septic inspection or certification, contact Wright Septic Service today.
Our experienced technicians provide thorough septic inspections, pump-outs, and certifications to help ensure your system is working properly.
Call or contact us today to schedule your inspection at 951-654-4840