SEPTIC SYSTEM INSPECTIONS
I occasionally get asked if I inspect Septic Systems, and have lost inspections in the past because I don't. Even though I have taken the certification class with NAWT (National Association of Wastewater Treatment) and passed the course and got certified, which is more than many inspectors have bothered to do that do perform these (so called) inspections. Septic systems can be very good systems and even relatively low maintenance systems, however, they do need to be maintained and often times they are not.
Why I don't perform these inspections- Problems with septic systems can be a nightmare for homeowners, both financially and practically. A typical inspection for a septic system by a home inspector, which will many times satisfy your mortgage company, consist of checking the system tank cover for any visible defects as well as walking around the drainfield for excessive moisture or sewage. For which you are charged anywhere from $50-$75. There a so many things wrong with that type of inspection, they are in my opinion worthless. There may be some home inspectors that really know these systems and perform a legitimate inspection, I don't personally know one (doesn't mean there aren't any).
Hire an expert !!! If you are buying a home with a septic system, do yourself a favor and get on line, do some research and find a good Septic System company in your area. You should ask the homeowner who they use, if they don't know or haven't used anybody for the past several years, then you really need an inspection by a qualified company. If they are using a reputable company and have good records on past maintenance, then you may consider just transferring the service. They may give you a break on an inspection if they know they will keep your business.
Why are thorough inspections so important? 1) A local Septic System company will know the local ordinances governing these systems, 2) A qualified company will be able to educate you on the proper maintenance and the general "do's and dont's " for septic systems 3) A qualified company will be able to tell you if the current system has the required capacity for your family. 4) A qualified company will perform a real inspection, which means pulling the cover and performing a sludge test as well as check out the drainfield. There are other test such as a dye test that they may choose to use, depending on the particular system and it's condition.
General information a qualfied inspection company will need 1) Age of the system 2) Original plan if available 3) Past usage- How big was the family that was previously in the home 4) Past maintenance records
Summary The purpose of this section is not to scare you away from buying a house with a septic system. Septic systems can be great systems with minimal maintenance as long as they are properly maintained. Your going to need a good septic company anyway, so why not find one up front. The cost is really minimal compared to the problems you may encounter down the road.
Check out TCEQ's (Texas Commission on Environmental Quality) website for Septic Systems in Texas
http://www.tceq.state.tx.us/nav/permits/on-site.html
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