Buying a Home With a Septic System in Florida: What to Check Before You Close

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Buying a Home With a Septic System in Florida: What to Check Before You Close

By Raymond Ward, Florida Licensed Home Inspector HI1164 – All Inspections 4U

According to the Florida Department of Environmental Protection, about 2.6 million septic systems are in use across the state, serving roughly 30 percent of Floridians. In many South Florida neighborhoods, a home on septic is common, and buyers often do not find out until the inspection.

A septic system works quietly underground for years, and that is exactly the problem. When one fails, the repair can be one of the most expensive a homeowner faces, and the signs are easy to miss during a showing. Here is what to check before you close.

Florida does not require a septic inspection at sale

There is no statewide rule that requires a seller to inspect, pump, or certify a septic system before selling. A septic inspection is something the buyer asks for, during the inspection period in the contract. That makes it your decision, and the inspection period is the only time you have real leverage to make it. Check your contract for how many days you have, and schedule early.

What a home inspection sees, and what it does not

A standard home inspection is visual. The inspector will run water, watch how the drains perform, and look for warning signs such as slow drains, odors, or wet ground in the yard. That is useful, but it cannot tell you what is happening inside the tank or in the drainfield. Those parts are buried, and they can only be judged by opening and pumping the system.

What a septic inspection includes

A full septic evaluation goes below the surface. It typically includes:

• Locating the tank and the drainfield and uncovering the tank lids.
• Pumping the tank so the walls, baffles, inlet, and outlet can actually be seen.
• Checking the liquid level. A level that is too low can point to a cracked tank. A level that is too high can mean the drainfield is no longer accepting water.
• Looking for roots, cracks, and damaged baffles inside the tank.
• Checking the drainfield area for soggy ground, ponding, or sewage odors.
• Testing pumps and alarms, if the system has them.
• A written report with the tank size, its condition, photographs, and the location of the system.

Paperwork worth asking for

• Permit records. The original septic permit and drawings show where the tank and drainfield are and how large they are. The county health department or the Florida Department of Environmental Protection keeps these records.
• Pumping and repair receipts. A seller who can show regular pumping is a seller who has been taking care of the system.
• Aerobic treatment units. If the home has one of these, ask for its operating permit and its current maintenance contract.

Warning signs you can spot during a showing

• Slow drains in more than one fixture, or gurgling sounds in the plumbing.
• Sewage odors in the yard or near the tank.
• Soggy ground, standing water, or grass that is noticeably greener over one area of the yard.
• Signs of backups in the lowest fixtures of the house, such as a ground-floor tub or shower.

None of these prove the system has failed, but each one is a reason to make sure the septic inspection happens before you close.

Taking care of it after you move in

The U.S. Environmental Protection Agency says household septic tanks are typically pumped every three to five years, depending on the size of the tank and the household. A few habits make a real difference:

• Do not flush wipes, grease, paper towels, or feminine products, even ones labeled “flushable.”
• Spread laundry out over the week instead of doing it all in one day.
• Keep cars, sheds, pools, and trees off the drainfield.
• Keep every pumping and repair receipt. The next buyer will ask for them.

If you are hiring someone to inspect a septic system

Three questions worth asking:

• Who will pump and evaluate the system, and what license do they hold?
• Will the tank be pumped so the inside can be seen, or is this a visual check only?
• Will I get a written report with photographs, the tank size, and the location of the drainfield?

About the author

Raymond Ward is a Florida licensed Home Inspector (HI1164) and Mold Assessor (MRSA-2391), InterNACHI and CCPIA certified, and the owner of All Inspections 4U. The company performs home, 4-point, wind mitigation, and environmental inspections throughout Miami-Dade, Broward, and Palm Beach counties. To schedule, call 954-802-8524 or visit www.allinspections4u.com.

Related service: Septic Tank Inspection

This article is general information, not legal advice. References: Florida Department of Environmental Protection, Onsite Sewage Program; Florida Department of Health, Homebuyer guidance on septic systems; U.S. EPA SepticSmart.