In Real Estate, there are many environmental related topics that can complicate the buying and selling process. We have decided to tackle a very big one in the Monmouth County area---Septics!
What is a septic system?
A septic is used for sewage treatment and disposal. The tank is the key component of the septic system. These systems are common in geographic areas that have no connection to a main sewage system that is provided by the local area government.
How it works
Whatever you put into your toilets, sinks & showers flows into the septic tank. The solids settle to the bottom of the the solid concrete tank and are partially decomposed by bacteria to form sludge. The liquids in the tank are floating above the solids, carrying bacteria, viruses and other potentially harmful substances into a soil absorption field which is commonly referred to as a leach field.
Septic System Maintenance
You must have your tank cleaned out regularly so that the sludge and scum don't build up. As a homeowner, you want to avoid build up & clogging of the outlet pipes where the liquids get discharged into the leach fields. Such clogging can cause early and costly failure of the system.
How Often Should you have the Tank Pumped?
It depends on the size of your family, the amount of water consumption and the capacity or size of the tank. For a family of 4 with an updated septic system, it is usually recommended that the tanks be pumped every 2 to 3 years.
Things to Avoid Putting into a Septic System
1) Avoid putting anything in your system that does not decompose or breakdown quickly. Do not flush feminine products, disposable diapers, paper towels or heavy toilet paper either.
2) Avoid heavy cleaners, noxious chemicals, & bleaches. It is adviseable to use organic & bio degradeable products. Avoid powdered detergents & dishwasher soaps. Gels & liquids are advised.
3) Avoid paint, paint thinners, gasoline, motor oil and grease.
Avoiding these mistakes can save and lengthen the life expectancy of your septic system.
When Selling a Home with a Septic
It may be advisable to have your system inspected before selling your home. We usually recommend to our sellers that this small investment of a few hundred dollars is well worth it. Septics that fail or come up as unsatisfactory on an inspection by a potential buyer, have caused many sales contract to fall apart. It does become the sellers' responsibility to deliver the septic in satisfactory condition, and because it is an environmental/health related issue it does give the buyer an "out" if the seller doesn't want to take on the responsibility of the repair. These repairs can be costly and time consuming and can cost a seller any where from a few thousand dollars to up to $30,000. Hence, it is better to know what you are getting into prior to having the home on the market for sale.
When Buying a Home with a Septic System
As a buyer it is the most important inspection that you will run. It is also the most expensive one. Septics are expensive to replace or repair so hiring a reliable inspector is really the first measure to ensuring the job is done right. The buyer needs to obtain permission by the seller to have this inspection performed as they will be digging and poking around on the sellers' property. Utility companies are called into the property for accurate markings of any utility lines running underground near the septic area. Once the tanks are located, opened and inspected a thorough report is delivered based on the inspector's findings. Any repairs, or replacements that need to be done to the system require an engineer and the local townships health department officer for approval before they are repaired.
If you are thinking of selling and your home has a septic, feel free to call us for recommended steps or who to use to inspect your system.
