By Shannon Lee and Theresa Clement | Updated Jun 29, 2023 2:21 PM
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The phrase “septic system” in a home listing is notorious for scaring away potential buyers. Some home buyers may see the system as antiquated, expensive to repair, or hard to maintain. But septic systems aren’t as intimidating as they sound.
With a solid maintenance record and a good inspection, a septic tank and the associated parts can easily last for decades. If you’re considering scheduling a viewing to see an appealing home that has this type of system buried out back, don’t cross it off your list before learning the facts about septic systems.
Below, find out how septic systems work, the misconceptions about septic systems, how to maintain them, how to find a septic system inspector, and the signs that a system may be failing.
A septic system is designed to filter wastewater. It consists of a large septic tank, distribution box, baffles, and drainfield that are buried underground. The drainfield is also called a septic field or leach field, and it’s the network of perforated pipes that spread out from the septic tank and release the filtered wastewater into the soil.
The wastewater from your home—from toilets, sinks, showers, and appliances—exits the house through the pipes into the tank. Once in the tank, the solid matter (also known as sludge) settles to the bottom. The buildup over time provides a luxurious home for beneficial anaerobic bacteria, which work to break down the solids and release the grease, oil, and fats (the scum).
The byproducts rise to the top, where they hang out in the tank, kept separate by a set of baffles. Meanwhile, the remaining wastewater (also called effluent) flows through outlet pipes into the disposal bed or drainfield, where it is slowly and safely filtered by the soil.
There are many misunderstandings (even myths) about septic systems that can give someone pause when considering buying a home that has one. Let’s set the record straight on some of the most common misperceptions.
Septic systems require attention and maintenance to run smoothly. The good news is that maintaining a septic system is rather simple. Here’s how to keep it working properly.
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An important part of owning a septic tank is knowing how often to pump a septic tank so it stays running well. The U.S. EPA recommends that a septic tank should be pumped every 3 to 5 years. Households with high usage or more people than average and systems with additional mechanical or electrical components require more frequent inspection.
Each septic pumping costs about $0.30 per gallon, so a 600-gallon tank would cost about $180. For those living in urban areas or those who have difficulty accessing tanks, the cost is usually a lot greater.
When placing an offer on a home, that offer is almost always contingent on the results of a full inspection of the property—including the septic system. It’s important to remember that what is said on a seller’s disclosure form is not a good substitute for an inspection. The homeowner typically won’t have the skills or equipment to properly inspect the system. If there are hidden problems, the homeowner might not be aware of them.
It’s also vital to note that a home inspection usually doesn’t include a good look at the septic system. A general home inspection will evaluate the home itself, the systems within the home (such as plumbing and electrical), the condition of the roof, and possibly some of the exterior areas.
A thorough look at the septic system often requires training that a general home inspector might not have. Therefore, always go to a septic system professional to get the inspection.
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As with hiring most professionals for home maintenance, it’s best to seek out a septic inspector with a ton of experience and an excellent reputation. Your neighbors and your real estate agent may be able to offer a few good leads. Keep in mind that choosing someone local will also ensure that they’re familiar with applicable regulations—neighboring municipalities may have different rules regarding septic tanks.
Call each potential inspector and ask questions about how they handle the job; for instance, some might use cameras to look at the distribution box and drainfield, while others might dig to do their inspection. This can make a difference in cost, but it might also make a difference in aesthetics, especially if you don’t want delicate landscaping disturbed.
Once the inspection begins, the professional will search out pumping and maintenance records, look for signs of leakage or backup, measure the sludge and scum levels, establish the age of the tank, and more. The inspector will also assess the condition of the drainfield, tank, and all associated parts and confirm that the tank is properly sized for the home.
If the home has additions that were created after the septic tank was initially installed, an inspector may make recommendations to accommodate. For instance, a 2-bedroom home needs a different-size tank than a 3-bedroom does.
It’s important to recognize the signs of a coming failure before it happens. Failure of a septic system might go unnoticed at first. It’s helpful to watch for the signs, so you can schedule a replacement before it fails.
RELATED: Buyer’s Guide: The Best Septic Tank Treatments
The typical cost of a new septic system is between $500 and $16,000. While a cost-effective solution in rural areas and more remote suburbs, the cost depends on the size of the home, amount of waste, and the type and construction of the septic tank.
A home that has up to two bedrooms would typically need a 750-gallon tank that’s usually about $500 to $1,200, and a 3,000-gallon tank that’s usually $4,500 or more can accommodate up to 15 residents. Material also affects cost. Plastic is the least expensive, starting at $500, concrete tanks start at around $700, and fiberglass tanks are $1,200 or more.
Replacing or updating parts for a septic system can cost as little as $30 to replace a tank lid to $7,000 to replace the drain field. Other repairs include baffle replacement ($300 or more), filter replacement ($230 or more), and septic tank pump replacement ($800 or more).
Now that you’ve learned more about septic systems, there’s bound to be new or lingering questions. Below are answers to some popular questions about septic systems. One of these might help.
The three types of septic systems are conventional system, chamber system, and drip distribution system. Conventional systems are typically used for houses. Because it is made of a series of closed chambers, a chamber system is usually chosen for high water table areas. Drip systems tend to be easier to install, but require more maintenance.
A septic system can last 40 years if it is well-maintained, according to the EPA. Make sure to have a septic system inspected before you buy the home, so you know how many years that septic system is expected to last.
The alternatives to a septic tank include an aerobic treatment system, composting waste, and a drip system.
Chemicals like oil-based paint, paint thinners, lubricants, gasoline, weed killers, foaming cleaners, and chlorine-based cleaners are bad for a septic tank. They can contaminate the surrounding environment, and kill the bacteria that’s needed inside the septic tank, making it difficult or impossible for matter to break down.
Used in about 20 percent of homes in the United States, septic systems remove wastewater from a home. While septic systems may require a little more work than using a public sewer system, they aren’t as difficult to keep running as their reputation may suggest.
With regular inspections and an eye peeled for the signs of possible issues, a well-maintained septic system can last 40 years. For homebuyers considering a property with a septic system, it’s important to have the system looked over by a professional inspector.
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