Although it’s vital to care for the system year-round, several issues can affect its integrity in the fall. Here’s what you should know so you can handle them efficiently.

1. Potential System Blockages

It’s crucial to schedule septic tank pumping at least once every three years, or more often depending on your household’s usage. A qualified contractor can provide you with a schedule, but you should consider emptying it in the fall if it’s been a while. Once it gets colder outside, it’s more difficult for contractors to access the septic tank, particularly if the ground is frozen. Addressing it now will also help you avoid potential flood concerns during the coldest months of the year.

2. Excessive Water Usage

It’s not unusual for homeowners to use more water than usual during the holidays. With the influx of guests visiting during Thanksgiving and Christmas, along with all of the cooking you’re likely doing, your septic system will work overtime to keep up with your usage. You can take steps to minimize strain by limiting your consumption as much as possible. Avoid using dishwashers and washing machines while the shower is running, for example, and take shorter baths if possible. Even small changes can make a difference.

3. Cold Ground Temperatures

As the season progresses, you’ll encounter more uncomfortable temperatures that risk the integrity of your system. When the ground freezes, the tank is also susceptible to frost. By growing extra grass around the tank, you can create a layer of much-needed insulation that puts a barrier between the elements and system.

Source: connect2local

Are you managing a rental with a septic tank? If your property runs on a septic system, it’s important that you as the landlord thoroughly understand how it works and how to set your tenants up for success with it.

What Are Some of the Common Issues in Rentals with Septic Tanks?

Septic systems are generally much smaller than city-run sewer systems as they’re designed to serve only a single home. Their small scope and delicate piping, combined with the fact that most landlords aren’t plumbing or wastewater experts, can result in certain issues for rentals with septic tanks.

Toilet Backups and Overflows

Two of the most common problems that rentals with septic tanks can face are toilet overflowing and backups. Both problems can cause a massive inconvenience for tenants, and both are indicative of an issue with the septic tank. Usually, a toilet will overflow or back up if the septic tank hasn’t been properly maintained.

Every septic system has a septic tank as well as a drain field, which is a predetermined area of soil on your property where the contents of the septic tank are drained. If the tank isn’t leeching the water properly into the drain field, its contents could travel back through your pipes to cause a toilet overflow or a backup.

Septic Tank Smells

Tenants in rentals with septic tanks will sometimes complain of bad smells around the property. When the septic system is working properly, the residents of the property shouldn’t be bothered by the smell. This means that if a bad odor is present, there must be an issue with the septic system.

Usually, a noticeable odor is caused by an overflowing septic system that needs repair.

This can happen because of a period of excessive rain, a broken septic pump, frozen pipes, or a plumbing leak. If you’re not sure what the issue could be, it’s important to call a professional to make sure you don’t create additional damage while trying to fix the problem.

Septic Additives: What Are They and Should You Use Them?

If you’ve owned and rented a property with a septic system for a long time, you may have heard of septic additives or even tried them before. Septic additives are meant to maintain good bacteria in your septic tank that allows the system to efficiently break down solids within the wastewater.

Though septic additives can be useful in rentals with septic tanks, overusing them can cause additional issues in your system. Better ways to care for your septic system include avoiding drain cleaners that aren’t septic-safe, avoiding bleach, and never disposing of items like medications, non-biodegradable items, oil, or fat in your pipes.

How to Prevent Septic Tank Issues for Your Tenants

When it comes to managing septic function in rentals with septic tanks, it’s crucial to get your tenants on board with helping to keep the system working properly. Give your tenants detailed descriptions of what not to do to prevent septic issues and simple ways that they can support septic system health.

If any issues do arise, make sure you respond to them quickly, as a septic malfunction left unattended could get worse quickly.

For more information on inspecting, replacing, or repairing a septic system, contact Morse Engineering and Construction.

pageepa.gov

payrent.com

For owners of rental properties with a septic system, outreach materials can be used to help educate your rental guests that your home is on a septic system, and tips on what to put (or not put) down the sink and/or drain.

Click here for a rental property flyer that you can post in your rental home!

For more information on replacing or repairing a septic system, contact Morse Engineering and Construction.

Source: pageepa.gov

If you don’t have the cash handy to repair or replace the system there is a loan program in Massachusetts participating lenders offer low-interest rates to eligible homeowners through this Massachusetts Housing Program.

Some septic installers will also be paid out of the closing proceeds but, that is part of the negotiation of the real estate agent and usually there is a document that needs to be provided by the attorney as well to secure payment.

Massachusetts Septic Tax Credit

When installing a new system there is a State tax credit The Commonwealth of Massachusetts provides. The amount changes over times and I want this blog to be timeless so, here is the link State of Massachusetts Tax Credit for Septic Systems.

With Title V and septic systems, the size of the system depends on the bedroom count.

For more information on replacing or repairing a septic system, contact Morse Engineering and Construction.

hottelrealestate.com

There are exceptions. If the exceptions don’t apply then yes, you do need a passing Title V inspection.

You do not need an inspection when the house transfers title between:

1. Between current spouses;
2. Between parents and their children;
3. Between full siblings; and
4. Where the property is held in a trust.
5. Refinancing a mortgage or similar financial instrument;
6. Appointment of, or a change in, a guardian, conservator, or trustee;
7. Any other change in ownership or the form of ownership where NO NEW parties are introduced (e.g., for estate planning or in a divorce);
8. The property owner or buyer has signed an enforceable agreement with the Board of Health to upgrade the system or to connect the facility to a sanitary sewer or a shared system within 2 years following the transfer of title, provided that such agreement has been disclosed and is binding on subsequent owners;
9. The property is subject to a comprehensive local plan of septic system inspection approved in writing by MassDEP and administered by a local or regional government; and the system has been inspected at the most recent time the plan requires.

Without exemptions, it is required for the sellers to provide a passing Title V report. .

Title V Test

The Title V tests are to be done during normal usage of the property so, toilets flushing, laundry and showers etc. however, some houses are vacant so the soil has had time to dry out so to speak and it’s hard to determine if under normal usage the system would show signs of failing. This is very important that a buyer understand this and the buyer has a contingency plan should the system fail under normal usage.

The day of the test the septic system inspection should include a discussion with the homeowner to determine the history of the system, size of the household, a review of the system permit, a tank inspection, a distribution box inspection, a drain field bed inspection, and a house inspection. Usually they charge you extra if they have to dig out the lid so be aware.

The inspector will evaluate the tank and associated water use. No leaks or cracks can be in the tank. The inspector will dig test pits 2-3 feet down to check for signs of standing water or biomat growth for the drain field test. The D-Box will also be inspected to insure all mechanical equipment is in good working order. Inside the home, he will flush the toilets, run water in the sinks, and run the washing machine through a full cycle to see if the household plumbing is all going to the system and working correctly.

Reporting requirements The report takes about a week and Inspector must use the MassDEP-approved inspection form and provide the report to the governing health department within 30 days of the inspection.

The buyer or other person acquiring title to the property served by the system must receive a copy of the inspection report. One thing you can do as a buyer is to go to town hall to see when the initial system was installed, so you can determine if it is likely there will be problems in the future.

For sellers, oftentimes sellers put the house on the market and have not completed the Title V test, which can be a risk as if the septic system fails it is a big expense and time delay. Some towns take the full 90 days for review and approval as many of the towns don’t hire full –time staff or share environmental engineers for a specific region. Then there is the installation and then the final approval which can add several weeks.

It’s a good idea to get a few prices too because there is the cost for the engineering drawings, the permit costs and the installation costs. For the installation costs there can really be a big range. I’ve seen everything from 11K to 30K for the same system. Not always do sellers have the luxury to do the tile v test and then take the process slow so sometimes you just have to go with the flow. If you are planning to move in a few years from now, know that once the test is completed it is valid for 2 years unless it is pumped annually and then it is valid for 3 years. After that time frame you have to re-do the test.

For more information on replacing or repairing a septic system, contact Morse Engineering and Construction.

hottelrealestate.com

Q. I am selling a home that has a failed Title 5 inspection. What are my seller’s options? h3

It is a common misunderstanding that a property must have a passing Title 5 inspection for title to transfer. What the law requires is that a pre-sale inspection occurs within 2 years before a transfer takes place. A failed Title 5 is one of the most frequent stumbling blocks to a successful transaction.

If a property has a failed inspection, the system must be repaired or replaced within 2 years. The current owner or buyer of a property with a failed inspection may enter into an enforceable agreement with the Board of Health requiring them to upgrade the system or connect to the public sewer within 2 years following the transfer of title. If a property owner has entered into this type of agreement, they must disclose it to prospective buyers, and it must be binding on subsequent owners.

The most straightforward option available to sellers with a failed Title 5 inspection is to repair or replace the septic system prior to transfer. However, this may not be a viable option for all sellers because of the expense involved. In these situations, the seller and buyer may negotiate a resolution that satisfies both the requirements of the law as well as the financial well-being of all parties involved.

It is also important to remember that an inspection is not required before a transfer in the following situations:

Refinancing or any situation where no new parties are introduced;

• A transfer between spouses;
• A transfer between parents and child(ren);
• A transfer between full siblings; and
• Where the property is held in a trust.

For more information on replacing or repairing a septic system, contact Morse Engineering and Construction.

Source: cciaor.com

How do I find a copy of my septic system's design?

Typically, a septic system is permitted and inspected by your local permitting authority, most often the local health or environmental department. You can contact them to obtain a copy of your property’s septic record drawing (the “as-built” design) and copies of the permit. The permit may also have additional information on your system, such as the date of installation, soil properties, etc.

Where should septic tanks be placed?

Your local health department may have septic tank placement requirements and a minimum setback distance from your foundation. Typically, it should be located on level ground so solids can settle in the tank. The location of the plumbing outlet usually dictates where the tank is located and depth of the tank to account for adequate slope on the inlet pipe. Septic tanks should be placed away from areas subject to flooding and surface water ponding. The tank should be properly vented. Avoid steep slopes and areas of dense tree roots or other obstructions. Also, place the septic tank where it is accessible for future inspections and pump outs.

How close can a septic tank be to a property line?

Isolation distances from septic tanks to property lines are typically part of local or state permitting regulations. Contact your local permitting authority which is most often the local health or environmental department for specific requirements in your area. Your local zoning regulations may also include setbacks to various features like buildings and property lines.

How do I get a permit for the repair, new construction, or replacement of a septic system?

A septic system permit is issued by your local permitting authority which is most often the local health or environmental department. You can apply for the permit yourself, or the contractor hired to build the system can obtain it on your behalf. Check with your local municipality in the event they also require additional permits to install your system.

Is one type of septic system better than another?

The type of septic system for your home depends on a variety of factors, such as lot size, ground slope, soil conditions, size of the home/occupancy, local/state regulations, and your budget. Some properties can be served by a conventional gravity septic tank and drainfield, while others may require advanced technologies for wastewater treatment or alternate drainfields – like low pressure pipe or drip distribution systems. For more information on the most common types of septic systems, visit EPA's Types of Septic Systems. Some advanced treatment systems have test results demonstrating their treatment performance.

For more information, contact Morse Engineering and Construction.

Source: epa.gov

If the amount of wastewater entering the system is more than the system can handle, the wastewater backs up into the house or yard and creates a health hazard.

You can suspect a system failure not only when a foul odor is emitted but also when partially treated wastewater flows up to the ground surface. By the time you can smell or see a problem, however, the damage might already be done.

By limiting your water use, you can reduce the amount of wastewater your system must treat. When you have your system inspected and pumped as needed, you reduce the chance of system failure.

A system installed in unsuitable soils can also fail. Other failure risks include tanks that are inaccessible for maintenance, drainfields that are paved or parked on, and tree roots or defective components that interfere with the treatment process.

Failure symptoms

The most obvious septic system failures are easy to spot. Check for pooling water or muddy soil around your septic system or in your basement. Notice whether your toilet or sink backs up when you flush or do laundry. You might also notice strips of bright green grass over the drainfield. Septic systems also fail when partially treated wastewater comes into contact with groundwater. This type of failure is not easy to detect, but it can result in the pollution of wells, nearby streams, or other bodies of water. Check with a septic system professional and the local health department if you suspect such a failure.

Failure causes

Household toxics

Oil-based paints, solvents, and large volumes of toxic cleaners should not enter your septic system. Even latex paint cleanup waste should be minimized. Remember that your septic system contains a living collection of organisms that digest and treat waste.

Household cleaners

For the most part, your septic system’s bacteria should recover quickly after small amounts of household cleaning products have entered the system. Of course, some cleaning products are less toxic to your system than others. Labels can help key you into the potential toxicity of various products. The word “Danger” or “Poison” on a label indicates that the product is highly hazardous. “Warning” tells you the product is moderately hazardous. “Caution” means the product is slightly hazardous. (“Nontoxic” and “Septic Safe” are terms created by advertisers to sell products.) Regardless of the type of product, use it only in the amounts shown on the label instructions and minimize the amount discharged into your septic system.

Hot tubs

Your septic system was not designed to handle large quantities of water from your hot tub. Emptying hot tub water into your septic system stirs the solids in the tank and pushes them out into the drainfield, causing it to clog and fail. Draining your hot tub into a septic system or over the drainfield can overload the system. Use the same caution when draining your swimming pool.

Water Purification Systems

Some freshwater purification systems, including water softeners, unnecessarily pump water into the septic system. This can contribute hundreds of gallons of water to the septic tank, causing agitation of solids and excess flow to the drainfield. Check with your licensed plumbing professional about alternative routing for such freshwater treatment systems.

Garbage disposals

Eliminating the use of a garbage disposal can reduce the amount of grease and solids entering the septic tank and possibly clogging the drainfield. Using a garbage disposal frequently can significantly increase the accumulation of sludge and scum in your septic tank, resulting in the need for more frequent pumping.

Improper design or installation

Some soils provide excellent wastewater treatment; others don’t. For this reason, the design of the drainfield of a septic system is based on the results of soil analysis. Homeowners and system designers sometimes underestimate the significance of good soils or believe soils can handle any volume of wastewater applied to them. Many failures can be attributed to having an undersized drainfield or high seasonal groundwater table. Undersized septic tanks—another design failure—allow solids to clog the drainfield and result in system failure.

If a septic tank isn’t watertight, water can leak into and out of the system. Usually, water from the environment leaking into the system causes hydraulic overloading, taxing the system beyond its capabilities and causing inadequate treatment and sometimes sewage to flow up to the ground surface. Water leaking out of the septic tank is a significant health hazard because the leaking wastewater has not yet been treated.

Even when systems are properly designed, failures due to poor installation practices can occur. If the drainfield is not properly leveled, wastewater can overload the system. Heavy equipment can damage the drainfield during installation which can lead to soil compaction and reduce the wastewater infiltration rate. And if surface drainage isn’t diverted away from the field, it can flow into and saturate the drainfield.

Source: epa.gov

When septic systems are properly designed, constructed, and maintained, they effectively reduce or eliminate most human health or environmental threats posed by pollutants in household wastewater. However, they require regular maintenance or they can fail. Septic systems need to be monitored to ensure that they work properly throughout their service lives.

Saving money

A key reason to maintain your septic system is to save money! Failing septic systems are expensive to repair or replace, and poor maintenance is often the culprit. Having your septic system inspected regularly is a bargain when you consider the cost of replacing the entire system. Your system will need pumping depending on how many people live in the house and the size of the system. An unusable septic system or one in disrepair will lower your property value and could pose a legal liability.

Protecting health and the environment

Other good reasons for safe treatment of sewage include preventing the spread of infection and disease and protecting water resources. Typical pollutants in household wastewater are nitrogen, phosphorus, and disease-causing bacteria and viruses. If a septic system is working properly, it will effectively remove most of these pollutants.

With one-fourth of U.S. homes using septic systems, more than 4 billion gallons of wastewater per day is dispersed below the ground’s surface. Inadequately treated sewage from septic systems can be a cause of groundwater contamination. It poses a significant threat to drinking water and human health because it can contaminate drinking water wells and cause diseases and infections in people and animals. Improperly treated sewage that contaminates nearby surface waters also increases the chance of swimmers contracting a variety of infectious diseases. These range from eye and ear infections to acute gastrointestinal illness and diseases like hepatitis.

Source: epa.gov

There are two types of septic inspections.

Visual Inspections

When buying or selling a house, the home inspector will usually complete a visual inspection.

A visual inspection involves asking a few questions, such as how old the house is, how often the owner pumps the septic system, and when the last inspection was. The inspector will then flush all the toilets and run all the water in the house to make sure the water pressure is up to par and everything is draining properly. Finally, the inspector will go out to the drain field to make sure there is no standing water, which can indicate a cesspool.

A visual inspection is helpful and quick, but a full inspection can really tell you the real story behind the health of the septic system.

Full Inspections

A full inspection includes everything a visual inspection includes, but it also goes the extra mile. This inspection is the one you'll want to get done every three to five years.

In a full inspection, inspectors will remove the cover to the septic tank and check the water level. The water level can or show whether the water is draining properly. The inspector will then run water in the house to make sure it is properly flowing from the house to the septic tank, and to make sure the water level within the tank does not rise when they introduce more water.

The inspector may use a dye test during this part of their inspection. In a dye test, the inspector will introduce dye into the water that is being drained to see how much of it enters the septic tank.

From there, the septic tank will get pumped and the inspector will check for any backflow from the absorption area. The backflow level tells the inspector if there is a problem with your drain field. The flow level is then checked again to make sure every aspect of the septic system is in working order and there are no blockages.

For more information, contact Morse Engineering and Construction.

Source: listwithclever.com