As long as you use and maintain it properly, a well-designed septic system shouldn't give you any trouble. With proper upkeep, it can last as many as 30 years. But considering that it's underground: How do you tell if there's a problem?

Here are the signs your septic system's got a problem and it's time to call in the pros.

1. Water (or sewage) is backing up inside your home

Water—or smelly black liquid—gurgling up into the drains in your kitchen or sink can happen for a couple of reasons:

Your tank or drain field are too full

After dirty water and waste enter your septic tank, solids get separated from liquids. The wastewater is eventually pushed out into a drain field, a series of underground trenches or chambers. Once there, any harmful bacteria gets absorbed by the soil or digested by naturally occurring microbes.

But if your tank receives lots of water very fast—either because of heavy rain or maybe you're using much more water than normal—the tank or the drain field can become overloaded.

A blocked pipe

Another likely reason that water's backing up into your home: a clogged distribution line somewhere between your house and your septic tank. Maybe you've got a small kid who happily flushed a sock down the drain, or you're guilty of tossing things like not-so-flushable wipes in your toilet.

Be proactive: Keep an eye on your water usage.

You should also limit the amount of food you put down your garbage disposal. Yes, it gets ground into tiny pieces, but over time, food waste can also end up clogging your drain field.

2. Green, spongy grass around your septic tank

Surprisingly, dying grass on top of your septic tank isn't necessarily a bad sign. (The soil on top of your septic tank often isn't as deep as it is over the rest of your lawn, which makes it easy for grass there to get parched.) But it is a red flag when the grass on top of your septic tank is thriving far more than anywhere else in your yard.

That could be due to a leak of liquid wastewater before it hits the drain field. Once it escapes your septic tank, it basically acts as fertilizer.

Be proactive: Get a septic system inspection each year, and have it pumped every three to five years so you can catch problems like damaged pipes, rust damage, and cracks in your tank early on.

3. You’ve got trees or shrubs near your system

Tree roots naturally seek out sources of water—including leaky pipes or even condensation. And in their gusto to get nourishment, they can crack septic tank pipes, allowing dirt to enter, or they can collapse the pipes completely. Smaller shrubs aren't necessarily better, since they can also spread out some deep roots.

Already have trees in the danger zone? Each time your system's serviced, make sure the pipes aren't compromised. If there’s a problem a camera can be sent into the line to see if tree roots are to blame.

4. Water's pooling in your yard

Occasionally, a high water table or excessive rainfall can saturate the drain field and prevent the septic tank from draining properly, Gallas says.

If you're pretty sure heavy rains are to blame for little lakes in your yard, you can try to give your septic system a chance to catch up by using it less. But if that doesn't get rid of standing water, call a plumber.

5. A rotten egg smell

Yes, a gross sewage odor can indicate your system's failing. But that's not always the case.

There can be several different reasons you might smell septic gases. Those include a dried-out wax seal on a toilet (which seals your toilet bowl to the floor) as well as a dry trap in a floor drain. (It's often filled with water, which keeps out sewer gases.)

Be proactive: If you have a persistent odor inside your home, the first course of action is to check all exposed fixtures, and if nothing is found, it should be followed up with a smoke test to find leaks in the lines.

6. Slow drains

Slow drains are an indicator that there's a stoppage on the pipe itself that flows into the septic. And while you might be tempted to pull out the Drano or another drain cleaner, don't.

Harsh chemicals can deteriorate your pipes over time. Plus, chemical drain cleaners can kill the good enzymes and bacteria in your tank that help to break down waste, Monell says.

Be proactive: Use a natural product with bacteria and enzymes; the accumulated gunk inside your pipes is tasty food for them.

Contact Morse Engineering and Construction for more information.

Source: realtor.com

A is one of those home maintenance tasks that you might put off, and then put off some more. Because septics exist underground in the backyard, they are often out of sight, thus out of mind. But letting it go too many flushes without an inspection can result in some major problems if the system fails.

Plus, septic system inspections are also required if you plan to sell your home. Even if you don't know if you're going to sell, keeping your septic system in good condition will save you thousands of dollars in repairs if anything does go wrong.

Here's everything homeowners need to know about a septic system inspection.

How often should you get a septic system inspection?

Experts say you should get a septic system inspection every three years. But here's a dose of reality: Most homeowners never get their septic systems inspected unless there is a notable issue.

But that means homeowners get an inspection only when issues that may signal big trouble arise, such as when the toilet backs up, water takes too long to drain, or there's an actual septic system leakage. The benefit of doing an inspection every three years is to avoid major problems like these.

The three-year mark is also the maximum amount of time you should let your septic system go without being pumped out.

A problem caught at inspection can save you from having to replace the entire septic system (read: shell out a ton of money). It's especially important to keep your septic system in good shape if you plan on selling. During closing, a certified inspection will be performed and you don't want any last-minute surprises.

Who should perform a septic system inspection?

You're going to want to hire a professional septic contractor for the inspection.

General home inspectors do only a limited, visual-only inspection of the septic system.

A septic contractor will look for cracks in the tank indicated by a low level of liquid, the amount of solids inside the tank using a measuring device called a "sludge judge," and possible ground contamination.

How much does a septic system inspection cost?

Cost depends on how extensive the septic inspection is as well as the size of the tank, which is usually either 1,000 or 1,500 gallons. But a basic septic system inspection typically runs between $300 to $600.

Is the home seller or buyer obligated to get an inspection?

The person who's responsible for carrying out the inspection is determined based on where you live. In Massachusetts, it is generally the seller who is responsible.

Is the seller obligated to fix any septic problems?

The responsibility to pay for septic repairs typically falls to the seller. However, repairs of any kind found at inspection are generally negotiable. Contract terms usually dictate the course of action, but sellers may have such options as doing the repairs themselves, splitting repair costs with the buyer, giving the buyer a closing credit equal to the amount of the repairs, or refusing to do anything. If an agreement on repairs isn't reached, the buyer does have the legal right to walk away from the transaction.

Don't forget about disclosure

Sellers are required to disclose any known problems with a home to potential buyers. If there's a septic issue after closing that the sellers knew about, they will be liable for the entire cost of the repairs.

For that reason, it's good practice for all sellers to perform their own septic system inspection. That way, the seller is protected from any future septic issues after the closing.

Contact Morse Engineering and Construction for more information.

Sourcer: realtor.com

You might wrestle with this question if you fall in love with a home only to find out during the home inspection that the septic system is in serious disrepair.

Properties usually have septic systems for one of two reasons: The home is in a rural area with no public sewer available or the home is older, and while it previously didn't have access to a public sewer, it now does—but may have not been hooked up yet.

The good news is that a bad septic system doesn't automatically mean you should flush your hopes of purchasing the home. Here's when a bad septic system is a deal breaker and when it's not.

Bad septic system: Repair or replace?

Septics are a simple system: water goes into the septic tank and displaces the same amount of water that travels to the drain field.

Common problems with septics include tree roots impacting the soil around the drain field. A simple fix could be as easy as clearing the roots. Or a septic may be failing because a tank baffle—what separates a tank from the drain field—needs repairing. In both cases, a septic professional can inspect the system and determine if a repair is possible. Such minor repairs may range from a few hundred to a few thousand dollars.

But here's the thing: If there isn't an easy fix available, a failed septic will need to be completely replaced, or it will fail. Failure means the septic can no longer treat and distribute wastewater. Signs that a house needs a new septic system include toilets that drain slowly and standing wastewater on the ground above the drain field.

How much does a septic system cost to replace?

If a house is listed at a lower price because of a failed septic system, it could be a tremendous steal depending on the type of system that will need to be installed, says Wise. The cost of installing a new septic in the same place as the old one usually ranges from $10,000 to $15,000, depending on the soil and the type of system that will be installed.

Septic systems and financing

Keep in mind a bad septic system complicates the buyer's ability to finance a property.

It's often the case that the lender will require a working septic on traditional financing options. The FHA won't approve a loan on a house with a bad septic.

Who pays for septic system repairs: The buyer or the seller?

In most states, home sellers must pay for the cost of repairing the septic—or if it's irreparable, you might be able to persuade the sellers to replace it entirely.

When replacing a septic may not be worth it

If the leach field itself has failed, the entire septic system may need to be moved to a different location on the property.

In that case, a septic technician will survey the property for system requirements such as a location relative to any water sources. You'll also have to get a soil evaluation, which runs about $1,500. Soil technicians will be looking at soil type and slope of the property.

Then a septic contractor will determine if the lot is large enough to accommodate a new drain field. Many existing systems are even with ground level, but new codes may no longer allow this and require unattractive remedies. So if there's no place with appropriate soil to move the septic to, the homeowner may be forced to install what's called a sand mound system (a literal mound of sand) or a holding tank system. The former is unsightly, and the latter could require monthly pump-outs.

Keep in mind, a failed system could also have contaminated the soil around its original location, so do soil tests for potential ground contamination at the old site.

Septic systems and home improvements

If you're planning a large remodel in a home with a septic system, one thing to know is that any major improvements would require the owner to hook up to the public sewer system first (assuming it's available, of course). In this case, the condition of the septic tank isn't a factor as it will no longer be in use.

The cost of connecting to the municipal sewer system falls to the buyer, and is far from cheap.

The one upside, of course, is that you can point this out to sellers and negotiate a great bargain. In other words, a bad septic system can always be turned to your advantage.

Contact Morse Engineering and Construction for more information.

Source: Realtor.com

Most homeowners over-stress about owning a septic system. But, there's no reason to stress at all.

By and large maintenance is easy. You just need the correct information. So here's a quick breakdown of rules for avoiding being that over-stressed homeowner.

If your home features a septic tank, follow these 4 tips to ensure its longest life.

1. Know the specifics about your septic system

Know where it is, how many gallons the tank holds and when the last time it was pumped. If you have the original plans, permits, and maintenance records you get extra credit, but if you don't, don't fear, it’s not too hard to get you up to speed. A quick call to the local health district or agency’s septic system permit office will usually get you the original permits, as long as it was permitted, and those will provide answers for the first two things.

When was the last time it was pumped? Either you know that or you don't. If you don't, you really want to get the tank opened up so we can measure the scum mat and determine how close it may be to being ready for pumping.

2. Follow the time table

Your septic system’s individual pumping schedule is based upon factors that are not identical from system to system. There are handy tables available that tell you - based on the number of people who live in your home and the size of the tank - how often you're due for pumping.

Set a reminder for the next time your due in your personal calendar. Then be sure to schedule out your pumping when you get your reminder and don't be lax about it. Note that using the garbage disposal regularly will add solids to your septic tank and will increase how frequently you need to pump by up to 50 percent. So, if you are a heavy garbage disposal user, stop being one or set your schedule for twice as often.

3. Make it accessible

This is by far one of the most confusing things to understand about your septic system. The septic tank that gets pumped out is buried on your property. Following the installation of the septic tank, it usually stays out of sight and out of mind.

But one of the best things you can do is install risers to bring your septic system’s lids to the surface. The most obvious and critical reason to do so is that the pumper truck needs them exposed so they can clean the tank out for maintenance. If you've ever had to dig them up or pay for it, you don't ever want to do that again. It costs money to install risers and it sure beats the price of locating and digging them up every few years.

4. Check with your health district or agency before landscaping or adding new features

Most health districts or agencies have regulations about how close landscaping or other features can be installed to the septic system. They might sound like bureaucratic nonsense, but those rules are really in place to preserve the structural integrity and life span of your septic tank and leach field.

As a rule of thumb, bushes and grass have short roots and are about the only landscaping acceptable in a ten foot radius of your system. Roots will always find the closest source of water even if they have to bind up your leach field and break open your tank to get it.

Pools close to your system require a barrier to avoid chlorine getting in and killing the septic system. Driveways should never be over any part of your system, as the weight will crush the tank and pipes over time.

Landscape and other companies usually don't take septic systems into consideration when putting together proposals, so it’s up to you to ensure that there's nothing they are doing that's going to affect your septic system.

Contact Morse Engineering and Construction for more information.

Source: angieslist.com

Believe it or not, your septic system needs maintenance on a regular schedule. "Out of sight, out of mind" definitely does not apply to your septic system. Just because you can't see it doesn't mean you can forget about it. Without proper maintenance, your septic system can have a breakdown — usually at the most inconvenient time.

Avoid these common mistakes and your septic system should have a long and efficient life:

1. Paper

Sure, toilet paper is made to flush down the toilet. But to protect your system, be prudent with the quantity of paper used. Toilet paper does NOT include tampons, sanitary napkins, disposable diapers or baby wipes. These items do not break down sufficiently in the septic tank and can cause clogs, resulting in possible damage.

3. Grease

Do not pour grease down the sink or any pipes leading to the septic system. Grease congeals and over time clogs pipes, builds up in the septic tank and eventually blocks drain field lines. Dispose of grease in your garbage.

4. Garbage disposal

For the sake of your septic system, forget you have one (if you do). It is too convenient to scrape all kinds of things down the disposal that absolutely should NOT end up in your septic tank — fruit and vegetable peelings and scraps, bits and pieces of bone and meat, as well as grease. These items do not break down in the natural atmosphere of the septic tank. Instead they build up and cause eventual clogging and blocking of plumbing pipes and possibly drain field lines.

5. Maintenance

Please don't wait until your septic tank is backing up to decide it is time to pump it. Just as your car requires regular maintenance to keep it running at peak performance, your septic system needs maintenance on a regular schedule as well. We recommend pumping your septic tank every 5 to 7 years, depending on how many people live in your house and how much water is used.

6. Save your money

Additives do not extend the life of your septic system. They just give a feeling of false security. Your septic system requires no additional additives to function properly.

7. Laundry

One of the wonders of modern life is the washing machine. No more going down to the river to scrub our dirty clothes with a rock. However, consider your septic system — as well as the environment — when doing your laundry. The washing machine puts out a tremendous amount of water, so try and wash full loads. Spreading your loads of laundry over several days is a good idea as well. Multiple loads on the same day may put a strain on your drain field lines.

8. Cat litter

Even though the box of cat litter says it's flushable — DON'T. Not if you have a septic tank system. Cat litter does not break down totally and will clog and build up in the septic tank and lines. The convenience is not worth the expense of a repair.

Being mindful of what goes down your plumbing lines and out into your septic system will go a long way to ensuring the efficiency and lifespan of your system.

For more information on septic systems and septic system inspections, contact Morse Engineering and Construction angieslist.com

If you hire a company to install a septic system, these steps would likely be taken:

Obtain permits: Before septic installation begins, the necessary permits required in your area need to be secured. The contractor you hire should do this task. If the contractor fails to do this, you could find yourself having to tear out the tanks and pay hefty fines.

Survey the field to be used: The plumber or septic contractor will perform topography surveys of the area and complete a blueprint and project plan to ensure that your new septic tank will be positioned properly. Local zoning ordinances may require the septic tank be placed a set distance from structures and/or the property line.

Excavation and site preparation: This includes bringing in sand and gravel for the leach field. Accurate site prep is essential for the system to work properly since the force of gravity provides the necessary flow.

Stub out the plumbing: The term "stubbing out" refers to having a building's plumbing in place, but capped at various points awaiting installation of fixtures. So at this stage the plumber installs the drain from the house to the septic tank, ready for connection. The pipe needs to have the correct "fall," or degree of decline over distance to use gravity. If a toilet or sink is installed in the home's basement, a sewage sump pump must be installed and piped into the main drain.

Install the septic tank: When the plumbing field is ready the septic tank is installed.

Connect the tank to the plumbing: The piping that runs from the interior plumbing system of the home out to the septic tank will be connected and sealed to prevent leaks. Any drainage pipes that are necessary to connect to a secondary drainage area to prevent excessive pooling of water will also be connected at this point. The system will be tested to ensure that it operates properly. Once all connections are completed, the septic field will be filled in to hold the tank in place and provide proper operation of the septic system.

Contact Morse Engineering and Construction for more information

Source: angieslist.com

If you have a septic tank , then you know bad things can happen if it doesn’t get cared for properly. The EPA recommends that you have your septic system professionally inspected at least every three years. You may also need to get your tank pumped. The frequency depends on your household size and how much waste you produce. Pumping needs can range from every year to every five years. It can also be influenced by climate – the further north you are, the more often your tank needs to be pumped.

You should get your tank inspected and any preventive maintenance done in the fall. The last thing you want to experience in the middle of the winter when your tank is buried under 2-3 feet of snow and the ground is frozen is a septic tank emergency. By having you septic inspected in the fall, you reduce the risk of winter septic disasters.

A professional should do the septic tank inspection. What you should do yourself is keep an eye (or nose) on your tank. Water backups and any kind of odor are an indication something is going on with your septic tank. A professional will do a full inspection, including going into the septic tank to do an internal inspection.

The inspector will check your tank for leaks, make sure it is not waterlogged, and check the condition of the tank after it has been pumped. A full professional septic inspection is necessary to make sure your septic tank is functioning at full capacity.

Contact Morse Engineering and Construction for more information about how we can help you avoid winter septic disasters and extend the life of your septic system.

Source: earthcare.us

How often should you get a septic system inspection?

Experts say you should get a septic inspection every three years. But here's a dose of reality: Most homeowners never get their septic systems inspected unless there is a notable issue.

But that means homeowners get an inspection only when issues that may signal big trouble arise, such as when the toilet backs up, water takes too long to drain, or there's an actual septic system leakage. The benefit of doing an inspection every three years is to avoid major problems.

The three-year mark is also the maximum amount of time you should let your septic system go without being pumped out.

A problem caught at inspection can save you from having to replace the entire septic system. It's especially important to keep your septic system in good shape if you plan on selling. During closing, a certified inspection will be performed and you don't want any last-minute surprises.

Who should perform a septic system inspection?

You're going to want to hire a professional septic contractor for the inspection.

General home inspectors do only a limited, visual-only inspection of the septic system.

A septic contractor will look for cracks in the tank indicated by a low level of liquid, the amount of solids inside the tank using a measuring device called a "sludge judge," and possible ground contamination.

Is the home seller or buyer obligated to get an inspection?

The person who's responsible for carrying out the inspection is determined based on where you live. In Massachusetts it is the seller's responsibility to get an inspection.

Bottom line: Ask your local real estate professional about your obligation regarding the septic system inspection.

Is the seller obligated to fix any septic problems?

The responsibility to pay for septic repairs typically falls to the seller. However, repairs of any kind found at inspection are generally negotiable. Contract terms usually dictate the course of action, but sellers may have such options as doing the repairs themselves, splitting repair costs with the buyer, giving the buyer a closing credit equal to the amount of the repairs, or refusing to do anything. If an agreement on repairs isn't reached, the buyer does have the legal right to walk away from the transaction.

Don't forget about disclosure

In all states, sellers are required to disclose any known problems with a home to potential buyers. If there's a septic issue after closing that the sellers knew about, they will be liable for the entire cost of the repairs.

For that reason, it's good practice for all sellers to perform their own septic system inspection. That way, the seller is protected from any future septic issues after the closing.

For more information on a septic system inspection, contact Morse Engineering and Construction.

realtor.com

If you’re considering buying a house with a septic tank, include the septic system in your home inspection. A septic inspection will give you peace of mind and prevent any costly headaches after moving in.

A septic system inspection includes the following:

• Date of the last inspection to determine if it’s properly maintained
• The level of sludge in the tank
• Location of the drain field, it should not be located near the well or any body of water
• Confirmation that the system is large enough for the home that it serves
• Presence of liquid waste on the ground surface
• Tank and lid are free of cracks or leaks
• Baffles are firmly connected to inlet and outlet pipes
• Drain lines each receive the same amount of water

For more information on a septic system inspection, contact Morse Engineering and Construction.

Source: redfin.com

Cost-efficient:

Living within town limits, residents pay a monthly utility bill to cover sewer costs. With a septic tank, you don’t have this recurring expense.

Self-maintaining:

With proper care, a septic system lasts for decades. Lifestyle choices like conserving water, limiting the use of bleach, and being careful about what goes down the drains, not only protects your septic but also the environment.

Safe:

In the unlikely event you have a blockage that causes waste to back up into your home, with a septic tank you know where that waste came from. On a municipal system, a back-up can bring pathogens from the entire community into your tubs, sinks, and toilets, depending on the location and severity of the backup.

Environmentally friendly:

In addition to promoting environmentally conscious behavior on the part of the homeowner, a septic system by design is an environmentally friendly home feature. If a leak were to occur, it would affect only the local property. If a leak occurs in a municipal system, the damage is more widespread.

Get a septic tank inspection before buying a house

If you’re considering buying a house with a septic tank, include the septic system in your home inspection. A septic inspection will give you peace of mind and prevent any costly headaches after moving in. A septic inspection includes the following:

• Date of the last inspection to determine if it’s properly maintained
• The level of sludge in the tank
• Location of the drain field, it should not be located near the well or any body of water
• Confirmation that the system is large enough for the home that it serves
• Presence of liquid waste on the ground surface
• Tank and lid are free of cracks or leaks
• Baffles are firmly connected to inlet and outlet pipes
• Drain lines each receive the same amount of water

For more information, contact Morse Engineering and Construction.

Source: redfin.com