About Septic Systems & Buying a Home
If you are looking to purchase a home outside of a city/metro area or in a more rural area, you may start to see homes that have a "septic system" and in Massachusetts you may see references to “Title V” or “Title 5” in the property descriptions.
Until now, you may not have thought about where everything that is sent down the drain pipes in a home. When you become a homeowner, you may need to know a bit more about where it all goes and the costs or expenses you may incur depending where it all goes
Disclaimer: I am not a wastewater specialist or wastewater engineer. I am a real estate agent trying to explain the concepts and some of the things a prospective home buyer should know about purchasing a home with a septic system.
Where does all the plumbing waste water go?
It depends on where you live. If you always have lived in a urban, suburban or city area, you may know vaguely “to the sewer” where it goes to a sewer treatment plant. As a homeowner you may have sewer bills based on your water usage to pay for the waste treatment. If you are near metro-Boston, all you may know is “MWRA” (Massachusetts Water Resources Authority).
If you live or plan to live further away from a city or in a rural neighborhood, you may become responsible for where the waste goes and how it is processed by owning a property with a septic system.
What is a Septic System?
A septic system is a private sewerage system located somewhere on the property. All the water-waste from bathrooms, kitchen and laundry runs into the private sewerage system for on-site processing. For most systems the liquids eventually go into the ground as filtered water and any solids that do not break-down are held in a storage tank until they are removed (pumped out).
This might sound a bit gross at first. After all, who wants their poop and other plumbing waste stored in their yard?
However, a working and maintained septic system is considered environmentally safe. A septic system usually costs less per year to maintain than what you'd pay in municipal sewer bills - however installing a new septic system can be an expensive project.
How do most septic systems work?
Before buying a home with a septic system, take some time to understand how a septic system works. The EPA and Commonwealth of Massachusetts are excellent resources for homeowners and homebuyers understand the parts of a septic system, how the system works and things to know when buying or selling a home.
Roughly here is how most conventional septic systems work:
All the waste water runs out of the house into a Septic Tank.
The septic tank is a buried, water-tight container. The tank holds the wastewater long enough for solids to settle to the bottom (now called sludge) while the fats, oil and grease float to the top (scum). The stored solids are decomposed by bacteria and later removed along with the lighter scum by a professional septic tank pumper.
The liquid wastewater exits the tank and is spread evenly usually through a distribution box throughout a drainage field (or leaching field). The drain-field usually is a series of perforated pipes that filters the water into gravel.
Once in the drain-field, the wastewater percolates into the soil. The soil reclaims the water for future reuse by naturally removing harmful bacteria, viruses and some nutrients.
Photo Credit EPA.GOV Types of Septic Systems
What is Title 5?
A Title 5 Inspection is required when selling most properties with a private sewerage system in Massachusetts. This inspection type is usually written as "Title 5" or "Title V" - where the "V" stands for the roman numeral “5,” not the letter “v.”
The purpose of the Title 5 Inspection is to determine if the private sewer system is operating in its current condition and does not pose a risk to public health or the environment. The inspection doesn't provide any guarantee the system will continue to function in the future - it is simply a report of its current status.
A Title 5 inspection is good for 2 years for most single family homes. If the system is pumped once per year following the date of the inspection, then the inspection is valid for three years. A homeowner only needs a current Title 5 inspection when they are selling their home.
As a prospective home buyer, you should read the Title 5 inspection report before committing to home purchase. If the Title 5 report is not available prior to your offer to purchase, work with your real estate agent to decide if your review of the report should be specified as a Contingency.
The Title 5 report usually includes an "As-Built" diagram that shows where on the property the septic system is located. The report should also include the age of the system, type, size and how many bedrooms it is rated to handle.
If you have questions about the information in a Title 5 report, the septic system inspector should be able to answer questions. As part of your home research you can also reach out to the Municipal Health Department for more information.
Who pays for the Title 5 Inspection?
Usually the home seller pays for the Title 5 inspection. And unless otherwise specified, it is the seller's responsibility to bring a private sewer system into compliance as part of the home sale process.
How much is a Title 5 inspection for a single family home?
Most Title 5 Inspection companies charge between $500-$1000 which may or may not include the cost to pump the tank if needed. You want to ask for a detailed estimate before scheduling so you know what it includes. You also want to ask if they are only an inspection company or if they also engineer and install new systems.
Many municipal websites have a list of approved or recommended Title 5 inspectors.
Why does the bedroom count in a home matter for a Septic System?
Septic system designs are based on the number of bedrooms in a home. The assumption is each bedroom is for 2 people. So a 3-bedroom septic system is designed to handle up to 6 people living in a home.
When purchasing a home with a septic system, you need to know how many bedrooms the system is designed to handle.
What if a septic system is designed for 3 bedrooms but the listing claims this is a 4 or more bedroom home?
It happens. Somewhere along the way someone wasn't paying attention. As the prospective home buyer, you want to confirm all information in the Title 5 report or Septic Design prior to committing to purchasing that property.
The number of bedrooms a system is designed to handle is really important with how you plan to use and live in your home. If your home has more people living in it than the septic system is designed to handle, you may incur additional maintenance costs (more frequent pumping/removal of solids from the tank) or the septic system need replacing sooner.
Additionally the town might take issue with overusing the system. Some town permitting and approval of a septic systems are very restrictive based on the nearby land conditions, .i.e, watershed, private water well, conservation land, wetlands, rivers/lakes/ocean.
What are the different Title 5 Inspection results in MLS?
Pass - System passed all the criteria required by Massachusetts.
Conditional - System violates one of the failure criteria that can be easily repaired or partially replaced to bring the system into compliance. The seller usually completes these repairs done prior to sale but your agent should confirm and any offer to purchase should clarify your requirements of the seller to repair.
Not Done - Seller has not yet completed the inspection. It may or may not be scheduled. Ask your real estate agent to find out out the seller's plan.
Failed - Septic system did not pass. A property listing usually include information about the seller's plan for the failed septic system. You definitely want to know the plan up-front.
Buyer's Responsibility - Just that. The home buyer will need to arrange and pay for the Title 5 inspection and will be responsible for any needed system repairs or replacement. Depending on the situation for that property, the inspection may or may not happen prior to the home sale - so you need to discuss this with your lender in advance of making an offer if you are financing your home purchase!
What happens if a septic system fails inspection?
If a Title 5 inspection fails, the septic system may need to be fully or partially replaced to bring into compliance. In Massachusetts a failed system must be upgraded within 2 years.
Depending on the property, location and town, there could be an extended approval process for a new septic design, so you want to understand the timeline, process and seller’s plan if you are looking at purchasing a property with a failed septic system.
Sometimes the seller does not have the financial means or ability to replace a septic system prior to selling the home. If this happens proceeds from the sale can be held back until the seller replaces the system after sale. Or the seller can offer the buyer a discounted sales price and septic system replacement becomes the buyer's responsibility.
If the seller will be replacing the septic system, they are likely going to replace it with one designed for the same number of bedrooms. If you plan on expanding the home shortly after purchase and adding bedrooms, you may want to negotiate the responsibility of replacing the septic to be yours and negotiate the home purchase price accordingly.
If you are thinking about taking on a septic replacement as part of your home purchase, discuss this with your lender in advance to see if your mortgage terms will allow this. Most mortgages require a passing Title 5 for homes with septic systems before they will finance a purchase. If you need to finance the new septic system as part of your home purchase, you may need a renovation loan until that work has been completed.
What is involved in getting a new septic system?
A new system will need to have an engineering plan or design based on Federal, State and Local regulations for the property.
A septic system design includes drawings of the elements and locations, shows whether the new system will be elevated, if it will require a pump to move waste products to the tank, proximity to any drinking water wells/supply and shows lots more specifications. The design will also include information about removing or demolishing the previous system if that is needed.
The septic design needs Town approval - this usually starts with the Board of Health. If the property contains or abuts conservation land or is near wetlands or a any body of water or water supply, the design may also require approval by the Conservation Commission (or municipal equivalent) before being approved and permitted.
Most homeowners will hire a local wastewater contractor for the design and installation of the new system. A local contractor usually knows the rules of that town and what to look for or avoid in a new design. The town may provide a list of recommended contractors on the town website or at the Board of Health.
Can a new septic system replacement be financed as part of the home purchase?
Most likely, yes. You want to discuss this in advance with your mortgage broker. This may require a different type of loan (such as a simplified rehab or 203K loan) to finance your full purchase. Any rehab loan may have different terms or interest rates - which could impact your financing plans and costs.
Are there any financing concerns about purchasing a home with septic and a passing Title 5 inspection?
Most lenders require a copy of the Title 5 inspection report prior to mortgage commitment. So you want to make sure you receive that final report as soon as possible after your offer is accepted.
Also you'll want to double-check with your mortgage broker in advance if your home search includes homes with septic systems. Some government-backed mortgages (i.e., FHA loans) may have extra steps or restrictions -- so better to know these prior to making an offer on a property.
What does a new septic system cost?
If you search Google for this you will see some not too scary costs ($1000-$3000) for a new septic tank. However, those estimates might just be for the water-tight tank part of the system.
An entirely new septic system can include new plumbing/pipes, tank, and a new drain-field (where the filtered wastewater goes), demolition of the old system and more. You also will pay for the new septic design, permitting and various inspections.
A very rough estimate for a full system is between $10,000-$50,000. Why is the rough estimate so variable?
You may find the federal, state or local regulations have changed for the type of system or drain-field allowed on your property. Or the available locations on your property for your full new system may require a different (and probably more expensive) approach. Before replacing an entire system, you should talk to a couple of local septic system experts to see if there are repairs or partial replacements that can be made.
A septic replacement is expensive, this is why proper maintenance and taking care on what goes down the drain are even more important.
How long does a septic system last?
According to the EPA, the average lifespan of a septic system is between 15 to 40 years.
What should I know about the household wastewater and a septic system?
If living in a home with a septic system is new to you and your family, you might need to look at your household habits on what you normally send down the drain or flush down the toilet! Anything that is not biodegradable can cause problems downstream. A few things to keep in mind:
Try to avoid putting grease down the drain.
A home with a septic system should not have a garbage disposal in most cases,
Avoid flushing diapers, baby wipes, feminine products, flushable wipes and cat litter.
Do not send extra cleaning chemicals or paint down the drain - find out how to dispose of them properly in your town.
If your household has high-water use, you may want to stagger laundry and dishwasher to not occur at the same time when everyone is showering.
What are the financial options available if I have to replace a septic system?
There are financial assistance options for Massachusetts homeowners who need to replace their septic system. See Mass.gov for information on some of the options and tax incentives for homeowners who replace their systems. You’ll want to understand all your options prior to starting the replacement project.
What does it cost to maintain a septic system?
According to the EPA, a maintenance service typically costs between $250-$500 (2017). The cost varies by system and region.
The company that installed your septic system or the local Board of Health should be able to tell you how often a tank should be emptied and system inspected based on the number of people who live in your home. If that information is not available, you might want to have it serviced annually until you have a better understanding of the system capacity.
Can a home have both a septic system and private well water?
Definitely! Many properties have both private septic and private well water systems. There are specific rules on the septic design and location based on private well water on your or your neighbors property to make sure the septic system does not contaminate any of the water supplies.
Whenever you are purchasing a home with private well water, consider including well and water inspections to your inspection contingency period. There are a variety of water quality tests that help determine the safety of the home’s water supply.
Are all condominium complexes on town sewer?
Not at all! Many business and condo complexes also have private sewerage systems.
Before purchasing a condo with a septic system, you'll want to understand how many units are on each system, how the system is maintained and whether it is expected to be replaced in the next few years. Ask about the condo association plans or is budgeting for that eventual replacement. You would not want to be surprised with a large special assessment to pay for a new system.
Septic systems versus public sewer
Is one better than another? Not at all, both have pros and cons. A well-maintained septic system can last many years and cost less per year than the cost for public sewer. However replacing a full septic system is expensive.
City sewer usually has fewer restrictions on what can go "down the drain" although you never should send chemicals or grease into the city sewer system either. Also when homes are on public sewer, you don’t have to worry about where the tank, pipes and drain-fields are located.
Can I dig, build or pave over a septic system?
No. You want to keep that area of the yard free of trees, cars and paving. This is a great place to plan your lawn space. Yes, you can mow over the septic system and drain field.
Before digging on your property, you'll want to look at the "As-Built" plan that you received when you either purchased the property or when the septic system was installed. If you cannot find your plan, call the local Board of Health or the company that designed or installed the system and ask for a copy.
I know several homeowners who keep framed copies of their septic As-Built plan framed and hanging on a wall in the house - I guess that is one way to always know where to find the plan.
What does “Title 5 is buyer’s responsibility” or "Septic is buyer's responsibility" mean in a property listing?
The buyer of the home is responsible for all/any septic system repairs or replacements. The seller may or may not know anything about the current system condition and may not have even completed the Title 5 inspection. The septic system could be a complete crap-shoot (groan).
More seriously, as the home buyer you want to really do your research if this is the case! If the seller cannot provide any information, call the local Health Department to find out whatever you can about the current system. They may be able to tell you when it was installed or last inspected.
Are towns "all septic" or "all sewer"?
Not at all! Some towns have public sewer in the parts of town while the rest of the residents stay on private septic.
You should understand if/when the town has a plan to add city sewer to your future neighborhood and if so, what will your obligations and costs be as the homeowner.
Adding public sewer is an expensive infrastructure project for a town. The town usually has a plan for expanding public sewer where some of the cost is paid by the homeowners whose homes are now serviced by that sewer system. Each town has a different set of requirements and payment strategies to pass that cost onto the homeowner.
A city sewer plan and cost structure is usually posted on the town's website. Also town employees are usually really helpful and will help you understand in advance what plans are underway in that community.
What is a Betterment?
A Betterment is a municipal infrastructure project that the town determines will improve the value of the home. The “betterment” or “betterment agreement” is what it will cost the homeowner for this improvement.
Often the town passes part of the cost of a city sewer system onto the homeowners who can connect to the sewer as a “betterment.” Betterments can be expensive, so you want to know about this prior to purchasing a home. Many towns offer financial assistance or terms that spreads the cost of the betterment over a number of years.
If you are purchasing a home in a town or area where betterments exist, you will want to know in advance the terms of the betterment agreement. You should also ask whether the seller has paid that betterment in full prior to sale or if you will be assuming this agreement at closing. If you are assuming the betterment terms, talk to you lender up front!
What if a property has a passing Title 5 and there is also public sewer available on the street?
You want to check with the town on their rules. You want to know in advance if the town requires your home connect to the public sewer system at some point. You should also ask what costs you may incur as the homeowner down the road when the home does connect to the sewer system.
The town may require you to connect to the public sewer system in a specific timeframe or at a particular event. For example, you may not be permitted to replace the septic system if needed, or you may need to connect to town sewer when you sell your home.
Before moving ahead on the purchase of the property double check with your lender to make sure the private septic with public sewer available doe not present a hiccup for your mortgage underwriting.
What is a cesspool?
Once in a while you might see a property that has a cesspool instead of a septic system. A "cesspool" is a holding tank for all wastewater and solids with no ability to filter the water out. As a result a cesspool often requires more frequent pumping.
In Massachusetts a new system consisting of just a cesspool cannot be installed. While the Commonwealth doesn't explicitly say all cesspools must be replaced after an inspection, there are additional steps for inspection and it can be tough for a home with a cesspool to pass Title 5.
That said, in February 2021 I showed a property with a cesspool and a passing Title V report. The home was located on a small lot, so a future septic design could have presented challenges. Definitely a case where more research would have been needed if that property been my client’s choice.
Where to learn more about septic systems?
EPA.gov/septic is a great resource to learn about septic systems. I would start there to learn the basics.
Mass.gov is also a great resource where you can also learn about the Title 5 inspections and rules. See Buying or Selling a Home with a Septic System
Talk to your municipal health department - they see it all and know the good, bad and ugly about all the septic systems in the town. They also can give you pointers on where to find sewer infrastructure plans.
Do you want to learn more about the septic issues in your town? Sit in on a few of the town Conservation Commission meetings. Get involved!
Photo by Sincerely Media on Unsplash
