A home’s septic system is typically built to include four major components: the pipe, septic tank, drain field, and the soil. Though there are other designs and systems out there. From the home, the pipe carries wastewater to the septic tank. The septic tank is an underground tank that is usually built from concrete, fiberglass, or a similar material. Septic tanks do not "treat" wastewater, but help to separate the solids and liquids pumped from the home. After separation, solids and sludge sink to the bottom, while water is allowed to flow to the next part of the filtering process: the drain field. The drain field an expansion of channels and pipes that the water is pushed through in the next cycle of the cleaning process. From there, water percolates into the soil.
Conducting a septic system evaluation prior to sale or purchase of property protects both the buyer and the seller. Most importantly, an evaluation helps to protect the value of the buyer’s investment by ensuring that the system is functioning properly-and will continue to do so. It also protects the buyer from potentially tremendous costs of system repair or replacement soon after the sale.
Unfortunately, there is no absolute way to predict how long a septic system will last or if it will be able to handle an increased load. A septic inspection, however, can yield useful information on the condition of the system as it exists when the system is inspected. While predicting the future with regard to the septic system is not part of any septic inspection, the inspection often uncovers defects in the system which can save the purchaser unexpected expense.
In a standard septic treatment tank the biological action is from anaerobic bacteria, that is bacteria that multiply under conditions where little or no oxygen is present. Not all of the solid material in a treatment tank can be broken down by microbiological action. So over time, these solids build up inside the treatment tank. Regular pumping of the treatment tank removes these solids and allows room for additional solids to enter the tank. When a septic tank is not cleaned frequently enough, the solids from the treatment tank begin to flow out of the treatment tank and into the area where the liquid is disposed. Solids in this area have no place to go and cause plugging of the pores of the absorption area. This lack of proper maintenance can greatly reduce the capacity of the septic system to dispose of waste and will cause eventual failure of the system.
Properly maintaining your home’s plumbing and septic system is an important step in caring for your property. Just like inspecting your home, taking a close look at the plumbing and septic system should become a routine step in home maintenance. It is suggested that a professional evaluate your septic system at least every 3 years. In addition, septic tanks should be pumped and cleaned every 3-5 years, or more frequently if heavy use dictates.
A choice needs to be made as to how far one wants to go to investigate a system. In nearly all cases it is impossible to check all of the septic system components as this would require unearthing the tank, absorption area, distribution system, etc. If this is done, there is a risk of damaging the system and ruining the landscaping of the property. In addition, the soil conditions change over time due to both natural and man made alterations. Soil suitability testing which is discussed later could be performed, but is usually impractical in a typical real estate transaction.
