What is your opinion on a septic system that hasn't been used for fifteen years, maybe even longer. I'm looking at a property that has this situation. It's a lake cottage, and maintained well otherwise, but the place was used rarely over the years and I doubt that much waste or water was ever flushed down the drains. In Michigan, it's mandatory that a septic tank must be pumped and inspected before a transfer of owners, but I'm wondering if even a good inspector could spot any system problems that might happen when it was put back into service.
I wouldn't think there would be any problems unless there are trees growing on the drain field that may have infiltrated the lines with their roots.
If it needs to be pumped it would likely be a good idea to run plenty of water into the tank ASAP to soften any dried waste that may have hardened in the bottom.
While a good theory in my experience sellers have a habit of being hard to deal with once they have your money in their pockets. It's usually cheaper to put in a new system than going to court even if you can find the rascal. Then there is the matter of actually collecting if the judgement goes in your favor. I think it's better to have all such concerns satisfied prior to closing. In this case a proper inspection by a qualified professional should cover it.
This NEEDS to be in your contract!!!: Contract contingent upon septic and leach field inspection and cleaning by certified septic company of buyers choice by (fill in date). [Putting a date in leaves time for remediation before closing.] Seller to pay for inspection. You can add; Remediation to be paid 1/2 buyer, 1/2 seller up to $500.00 each. Or however you would like it to be paid. If you really want this property, 1/2 and 1/2 is fair. Just remember, everything is negotiable.
When we bought our place I felt the door to the pole barn wasn't any good. It had been broken into and I wanted a new door frame at least. So it was written in the contract so much was set in escrow for a new door frame if it was not properly fixed by a certin date. At that date it was not fixed properly by house inspectors inspection, so we got the escrow money for a new door with the frame and installation.
It is that simple, they don't get the escrow money till every thing is copisetic.
When the system is inspected, they will first pump the septic tank dry. With the tank dry, they can tell if there are any cracks in the tank using special cameras and/or mirrors. Sometimes, ground water will flow into the tank through cracks. If this is the case, the inspector will tell you that you need a new tank.
Other times, water might flow into the dry tank from the drainfield. If this happens, it means your drainfield is below the watertable. You'll be told you need a mound system.
Then, the inspector will do some soil borings around the drainfield to see if there is any evidence of a seasonal high watertable. He does this by looking at soil colors. If he sees watertable evidence, he tell you that you need a new drainfield at a higher elevation or you need a mound system.
The inspector will also look at the size of the septic tank and the size of the drainfield and compare it to the number of bedrooms in the cabin (using the current septic code, not the code that was in place when the system was first built). If the tank is too small, he'll tell you that you need a larger one. If the drainfield is too small, he'll tell you that you'll need to add more trenches.
When the system is inspected, they will first pump the septic tank dry. With the tank dry, they can tell if there are any cracks in the tank using special cameras and/or mirrors. Sometimes, ground water will flow into the tank through cracks. If this is the case, the inspector will tell you that you need a new tank.
Other times, water might flow into the dry tank from the drainfield. If this happens, it means your drainfield is below the watertable. You'll be told you need a mound system.
Then, the inspector will do some soil borings around the drainfield to see if there is any evidence of a seasonal high watertable. He does this by looking at soil colors. If he sees watertable evidence, he tell you that you need a new drainfield at a higher elevation or you need a mound system.
The inspector will also look at the size of the septic tank and the size of the drainfield and compare it to the number of bedrooms in the cabin (using the current septic code, not the code that was in place when the system was first built). If the tank is too small, he'll tell you that you need a larger one. If the drainfield is too small, he'll tell you that you'll need to add more trenches.
Sounds to me that any of these scenarios points out the need, sooner or later, for a whole new system. My best bet would be to reduce my offer to buy by the amount needed to install a new one, then take my chances for awhile as I set aside the funds to do the replacement. If the seller refuses, then the next buyer will have the same set of scenarios.....
My county sanitarian told me as much. He said, just assume you will need a new system, and you don't need a $500 inspector to tell you that. $8k to $10k was his guestimate..... I also learned that only in some counties in Michigan do they require an inspection before the sale. Mine doesn't....caveat emptor.
geo
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