Buying a Home with a Septic System?

Ask the Seller for a form such as: Texas Association of Realtors (TAR) Form 1407: Information about On-Site Sewer Facility

Example:  http://www.texasranchandhome.com/_contractforms/TAR1407.PDF

Theoretically, the County should have records of the original permits, plans and installation. 

For Travis County, contact the Travis County Health and Services Department.

For Williamson County: Contact the Williamson County and Cities Health District (On-Site Sewage Facility)     Try calling Williamson County: 512-943-3620

http://www.wcchd.org/Services/Environmental/OSSF.htm

Basic Questions: (An essential step) Ask the seller the following questions. (Don't worry if the seller says they don't know the answers. "Not knowing" is also important information.) These questions are deliberately a bit vague in order to allow people to tell you whatever they know rather than cutting off or suggesting answers. Convey the answers to these questions to your septic test consultant.

• How old is the property?
• Is the property occupied or vacant? If occupied, for how long and by how many occupants? If vacant, for how long?
• How long has the seller owned the property?
• Where is the septic system? [Tip: if the owner has been at the property for years and does not know where the septic tank is located, they have never pumped it - which looks bad for the leach field. On the other hand, if they know exactly where it is and if it has an easily-opened access cover, you might wonder if it's being pumped unusually often - which could also be a telltale.]
• What is installed? [Tip: this means: is it a conventional tank and drain field? Is the tank concrete or steel? How big is the tank? Are there separate drywells or seepage pits? If so the owner may have had a concern with the capacity of the leach field.]
• What is the service or repair history of the septic system? [Tip: if the system has received regular pumping that's good. If it has never been pumped, you should be pessimistic about the remaining life of the leach field. If a new tank has been installed but connected to old fields you should be pessimistic about the leach fields. If everything was installed new last year, you may be a lucky buyer.]
• When was the tank last pumped? [Warning: if the seller offers to "have the tank pumped for you" ask them not to do so before your inspection. Pumping the tank prevents testing the drain field.]

Other useful but less reliable sources of information about your septic system include:

• Ask for any drawings regarding the actual location (an "as-built drawing) of the existing septic system. However while you should ask for drawings and records, you should never completely trust them. For example, a septic system may not have all of its components installed just as they were placed on a drawing. The excavator could have hit bedrock or other obstructions and moved things a bit.
• Ask for the records regarding maintenance of the system; Has the septic tank been pumped at a frequency of at least 3 to 5 years?  What pumping contractor was used?  If the system contains a pump. how often has it been maintained?  If major repairs have been made, when and to what extent?
• Ask about the past performance of the system. Have any of the symptoms described earlier manifested during the life of the system?

1. Talk to neighbors about the general performance of septic systems in the area and specifically the system on the property you're Interested In. However, this is suggested only for those comfortable approaching this subject with strangers and with the realization that the information gathered may not be totally factual for various reasons (devaluation of their own property; not wanting to spoil the sale of a friendly neighbor, etc.)
2. Soil Maps: Use of Soil Conservation Service County Soil Maps (through the town sanitarian), try to identify the type of soil most likely present on the site in order to predict the feasibility of future repairs to the existing leaching system.
3. Water Meter Readings: Obtain water meter readings (if the home is serviced by a municipal water supply) to determine what the present occupants of the home are utilizing. Then compare those results with what your family is presently using. If your family is using significantly more water than the former occupants you may be asking for trouble if the sewage system is undersized by today's standards.
4. Tank Pumper Records: Additional useful information which may be available from the service company who has pumped the tank recently includes the following:
• Type of tank material - old steel tank may be at or end useful life Tank size - along with usage determines appropriate pumping frequency and system capacity
• Evidence of damage to tank components - broken baffles mean the leach fields are probably ruined
• Evidence of backflow into the tank during start of pumping - indicates flooded leach field, probably failed
• High sludge level and/or excessive floating scum level - indicate high risk of having pushed solids out into the leach field, destroying it

If the system has not been cleaned in several years and if the seller will permit, have the tank pumped to obtain this additional information. Call around to ask for pumpout estimates. If the tank location is unknown extra costs will be involved to locate and excavate it - steps to which a seller is likely to object.

1. Health Department: Contact the County's or City's Health Department to review the Property's Septic System Information File. Ask the town sanitarian to review the file with you. Is there enough information in it for him/her to give you an opinion on how the existing system and/or lot meets present health code requirements?
2. Ask for the records regarding maintenance of the system.  Has the septic tank been pumped at a frequency of at least 3 to 5 years? What pumping contractor was used? If the system contains a pump, how often has it been maintained?  If major repairs have been made, when and to what extent?
3. Your goal is to confirm and supplement information received from the property owner.
4. Obtain guidelines concerning the proper maintenance of a subsurface sewage disposal system.
5. If you are contemplating an addition to the home or plan on renovating an unfinished basement discuss the possibilities with the sanitarian and determine the procedures you would have to follow to accomplish your plans. In some cases it will not be possible to "enlarge" an existing home.
6. Ask about the general neighborhood, the frequency of repairs, ability to install proper size repair systems, average life of systems in the area, etc.

Visual Inspection: (An essential step) Make a visual inspection of the property. Look for wet areas, smelly areas, rocky areas, areas of recent excavation. Also make note of the location of and distance to nearby streams, private wells, ponds, buildings, property lines, and rocky areas, and areas of trees and shrubbery. [Warning: be very alert for evidence of sink holes or subsidence. Do not walk over anything suspicious as you might step into or fall into a collapsing system.]

Once the locations of the septic tank and leaching fields are known, walk over the entire area and observe whether there is any evidence of a sewage overflow condition. Greener grass in the leaching area may not necessarily indicate a system problem. If, however the area is completely saturated and odorous you should be very concerned. It most likely indicates an active failure.