Buying a house with a septic tank
When purchasing a house with a septic tank, it is important to understand the regulations surrounding septic tanks and have a good understanding as to what is in stalled and how it operates. This guide will give you everything you need to know.
Many home owners have a “septic system”, “septic tank”, “Cesspit” or “sewage treatment plant”. These terms get used interchangeably, and it is very common for someone to have an off mains system and describe it inaccurately.
A Septic Tank is a 1, 2 or 3 chamber tank which is designed to allow solids to separate from the liquid. Liquid is drained off into a drainage field and allowed to percolate in to the ground, solids are retained in the tank and are required to be removed or "pumped" periodically. To establish if a septic tank is installed in the property, look into the tank, you should see an outlet. If you don’t want to look or cant see anything then ask the owner for the emptying receipts, the cost of emptying a septic tank should be around £100-£300 per year.
These come in all different forms, however normally they will look more modern and have some working parts. Look for:
In the event that a sewage treatment plant is installed, the owner should have some details of what it is and its maintenance requirements.
A cesspit is simply a holding tank. Installing a cesspit is normally the last option when there is no way of discharging any water to the environment. Owning a house with a cesspit can be costly from a long term perspective as you will have to pay for all the waste to be removed. To identify if they have a cesspit, ask the seller for the emptying receipts (these will be in the region of £6000 per year).
If the seller cannot give written proof as to what they have, then you should speak to your solicitor or commission a report by a specialist. The General Binding Rules laid down by the environment agency state clearly that:
“If a property is sold, the operator must give the new operator a written notice stating that a small sewage discharge is being carried out, and giving a description of the waste water system and its maintenance requirements.”
Point 13 - Environment Agency General Binding Rules
This is the sellers responsibility and they may need to speak to a professional if they are unsure. You as the buyer should either demand this or if you want to, satisfy yourself by employing a specialist to report on what is there, or learning yourself.
I hear many people say “I’ve had this 5 years and never had to empty it”. This should ring alarm bells. Sludge build up in a septic tank can go unnoticed from ground level. Sludge is slightly more viscous (thick) than normal water, so it is hard to identify by stirring around with a stick. It will build up and start flowing out of the tank without anyone noticing, causing the drainage field to slowly block. If someone says “nothing needs doing”, they have probably been miss informed. Thankfully by reading this you are becoming informed.
Serving a sewage treatment plant is important for its correct functionality. Therefore, it is important to check to ensure the owner has had the system serviced. Then, once you have bought the house, pay for someone to come and service it again, ensuring it is in tip top condition. Air driven systems (ones that run with an air blower) should have the air blower serviced. Performance of an air blower will reduce over time if it does not have its diaphragms replaced. Overtime the amount of oxygen in the water can decrease and treatment quality can decline, causing pollution and possibly a smell. A good service engineer can easily make bring an air driven treatment plant up to scratch.
You must adhere to the general binding rules unless you have a permit or are going to apply for one. If you are buying a house with an off mains treatment system it is imperative you check that the system meets current legislation.
A big area of concern is if there is a septic tank that discharges water to a ditch or watercourse. Remember it is the sellers responsibility to inform you accurately as to what they have. You can pay someone to survey or check the rules for you.
If the system doesn’t meet the general binding rules then you can apply for a permit from the Environment agency. The EA will review the system and may give a you permit which will override the general binding rules. Should they not provide a permit, then you may have to approach a sewage installer and get a quote for replacing or upgrading the system.
If you pay for a survey, make sure you get one that lists all the relevant general binding rules and breaks down for you exactly if the installed system meets these rules. Furthermore, a good tip is not to use a normal “drain company” who specialise in drain reports, pipe lining and repairs. These companies will not have the specialist knowledge or give a report that answers if the system meets the rules.
Always ask for a copy of a report prior to paying for someone. Also ensure they are impartial and not just looking to install a new system.
Remember, if the system doesn’t meet the general binding rules, then it doesn’t necessarily mean you need a new system. You may just need a permit from the Environment agency. Therefore, be cautions of any company that jumps straight to “a quote for a new system”.
Buying a house with a treatment system might seem daunting for a person that has always been on mains sewers, however, it doesn’t have to be. Do your research and use the advise in this website, which will help educate you. Furthermore, paying for emptying and servicing if applicable will always be beneficial.