Abstract: Sunshine Coast home inspector notes on frequently asked questions about septic systems. Here’s what you should know about them before the ‘subjects removal’ date.
Where to Find Them
Septic systems are found throughout the coast islands (Bowen, Passage, Gambier, Keats) as well as in the Sunshine Coast Regional District (SCRD). Whereas North and West Vancouver, Gibsons and Sechelt all have municipal sewer systems.
What They Look Like
A standard septic infiltration or leach field is flat, grass covered and clear of trees or brush. Similar to the photo below.
Cost of Ownership
They are used to treat and safely discharge domestic wastewater, when the property is not connected to the city or town municipal sewer system. A septic system contains a septic tank, distribution box and a leach field, plus all the interconnecting piping. Septic fields are usually flat. However, depending on the lot’s terrain and availability of space, they can be modified to suit almost any topography, for a price.
Under normal usage, a septic system can last up to 30 years before some repair or replacement is required, with associated costs varying from $3,000 in repairs to $30,000 for a high-end new system. However, the septic tank does require maintenance which consists of pumping it out, usually every 1 to 3 years, depending on usage. Pump-out costs are between $300 and $600.
Who Inspects Them
Home inspectors do not do septic system inspections.There are septic companies that are qualified to provide this service. The inspection will review the system’s condition, if it’s properly located with respect to a well (if there is one) to avoid cross-contamination, if there are roots clogging the drainfield and if the slope and piping are in working order.
Buyer & Seller Associated Costs
In the real estate transaction, there is no one common approach to who is responsible for the septic system inspection. Ideally the seller should have the tank pumped-out and the entire inspected at the same time. Then the septic system inspection report can be included as part of seller’s document package.
In some cases, both seller and buyer will split the cost. In a seller’s market or where the property is in a uncared-for state, then the inspection responsibility rests totally with the buyer. Regardless of who pays for it, it should certainly be done to verify the condition of the system, well in advance of the ‘subjects removal’ date. Since this is a big ticket item, associate repair/replacement costs should be reflected in the final purchase price. Be aware that some mortgage lenders require a copy of the septic system’s inspection report.
A Most Reliable System
Septic systems are a standard feature of properties outside of municipal boundaries. When well maintaned, they are trouble-free and operate with miminal homeowner attention. Just be sure to know their condition as part of your due diligence process.