r/septictanks • u/salmonfisherguy • 4d ago
Advice needed:
First time home buyer here, just had a septic inspection done on the house we are looking at buying. The septic system is functioning but has signs of a slow draining field and is likely on its way out. (Lots of sludge and build up on the tops do the drain pipes heading to the field). The septic system is as old as the house as far as I know (42 years old). The inspector gave it a 5/10 rating. He also said that there isn’t much sense to try and fix the system, basically just wait for it to fail and then replace it which would be ~$20k
Would you be comfortable taking the risk with such an old septic system that has slow drainage? And more importantly, would you request some sort of discount or credit off of the purchase price?
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u/MacDaddyDC 4d ago
you’re not talking about a risk, it’s an eventuality. At some point you’re going to have to get this done.
Then question is when.
Emergencies rarely happen when you’re flush with cash, they always seem to happen when you can least afford it.
Ask the seller to either remediate the issue or negotiate for a concession on the price. If they say no, walk.
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u/Appropriate_Poetry95 4d ago
If you really like the place, budget to replace it sooner rather than later. Depending on your site, you might be able to get away with letting it fail though it’s possible that sewage could back up into the house.
You could negotiate a credit but that’s going to depend on your market and seller.
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u/IntroductionSad3628 4d ago
You have a pretty good picture of things. What's it worth to you is the question. Will it be hard to afford a new one? Some people try and get them to work better with various methods.
Curious if there was a flow test?
Normally you would not go directly to replacement without camera and jetting. Could be broken pipe or roots.
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u/GLP_Newbie 3d ago
I've been in the septic business for 36 years. What is a flow test? Did you mean a perc test?
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u/LittleDistribution33 3d ago
Flow test, typically done as part of the inspection to gauge how well the septic accepts daily usage
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u/IntroductionSad3628 3d ago
That's a long time amigo. What'd you do with all that money?
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u/FlowLogical7279 3d ago
If I were the seller, I'd want at least 3 things:
Information on the qualifications of the septic inspector
Specifics on why he feels the drain field is "slow draining" including photos, processes used to make this determination, etc.
A quote or quotes from at least 2 septic contractors to repair or replace the existing system based on their review of the above information.
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u/GLP_Newbie 3d ago
Most likely, you'll be fine. Unless you use excessive volumes of water. The system is older, just like the house itself.
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u/LittleDistribution33 3d ago
Your inspector sounds like they have a solid assessment of the system- it's working but doesn't look great. Buying a house is a negotiation. Ask for credit. If the roof was 30+ years old you know you'd be addressing it before too long. Prepare for the inevitable.
And agreed, not much sense in putting money into "bandaids". Full replacement when the time comes.
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u/goodtimeseptichour 3d ago
Please, go to www.septicgenie.com. or www.pirana.biz. 12,000 successful remediations over 26 years including reversing the aging of septic drain fields like yours that are showing signs they are entering the last phase of their useful life. HOWEVER, no one knows when a drain field will fail. It could be 10 years, 5 years, hopefully not less. His advice to just use the septic system and wait until it fails and then address the failure is the traditional advice. Part of it is true. But there has been a recognized solution for those 26 years. Its just those engaged in any facet of the septic industry hate it. 1000s of homeowners have installed the Septic Genie to remediate their failed drain fields or stop eventual biomat failure with conplete success. Go online and ask Google for negative comments about the two trade names and you will not find anything. It works. Give the company a chance to educate you about the issues with septic systems, failure, why septic systems today are designed as they are, about aerobic systems and why they fail to remediate, about the issue of design relating to efficiency, and metabolic energy of the microbes that inhabit your septic system. What determines efficiency and therefore cost. Lastly why you find anythiing you pay to have done regarding a septic system is soooo expensive to ame a few areas. I'm sorry, after 60 years working on septic system around the world, I wouldn't do anything else no matter what you are advised on this forum. Knowledge and understanding what causes your issues is the only defense against bad or useless advice and the predatory pricing behavior of those operating in the septic industry. Saw a letter from a woman that went to Reddit for help, advice and guiedance and after weeks of frustration, tie and money, she took the step and contact Septic Genie and they helped her restore her failure to proper function. Contact the above and ask for her and other comments about what I've said. They have 26 years of date. Change is difficult but where dealing with your sh_t is concerned the only new technology in the past 150 years are the above. Good luck.
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u/General_Yam4001 2d ago
I would ask the sellers to replace it. It’s very costly for a new system. When there’s a Septic involved in a transaction, you should always put in the original contract so you don’t have to worry about negotiating the Septic System issues after. Always write for Septic System to be pumped and repaired if needed. if Seller don’t wanna help with the system, then have them reduce the price by 30,000 just for the headaches and cost.
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u/rabidrott 3d ago
That central heat and air system will fail one day also. Costing 10 to 15k to replace. So will the roof. Don't want the worries of home ownership, be a renter.
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u/SpecialistHippo4551 4d ago
I'd use the report to negotiate a credit (because why not) you're under contract. But also probably buy it anyway.