When a home with a septic system changes hands, the system often gets a close look. Some Michigan counties require an evaluation as part of the sale, and many buyers and lenders want one even where it is not required. Knowing what is involved helps everyone plan.
Is it required?
It depends on the county. Some counties in Michigan have time-of-sale (sometimes called point-of-sale or time-of-transfer) programs that require the well and septic system to be evaluated before a property is sold. Saginaw County, for example, requires the septic tank to be pumped as part of its time-of-sale evaluation. Requirements differ between counties and can change, so the first step is always to check with the county health department for the property.
Why the tank is pumped
A full tank hides its own condition. Pumping lets the evaluator see the tank walls, the inlet and outlet baffles and the true sludge level, and watching for liquid flowing back from the drain field during pumping can reveal a field that is struggling.
What gets looked at
- Where the tank is and how it is accessed
- The condition of lids and risers
- Sludge and scum levels
- Baffles and the tank structure
- Signs of trouble over the drain field such as wet spots or odors
The exact scope and the paperwork are set by the county program or by the buyer or lender asking for the inspection.
Timing is everything
The most common problem with time-of-sale evaluations is leaving them too late. Septic companies plan their routes days ahead, the ground may need to be dug to find the lid, and if a problem turns up, a repair or replacement takes time and may need a permit. Schedule the evaluation as soon as you know you are selling, not the week before closing.
If something is found
A finding is not the end of a sale. Many issues, like a damaged baffle or a missing lid, are straightforward repairs. Bigger problems such as a failed drain field are a matter for the buyer and seller to work out, which is another reason to find out early.
For buyers
Even where an evaluation is not required, ask for the pumping records and consider having the system looked at. A septic system is out of sight, but it is a big part of what you are buying.
