Should you buy a house with a septic tank? The answer depends on your budget, inspection results, and your lifestyle. Buyers are often hesitant to purchase homes with septic tanks because of the costs and potential septic problems.
However, a septic tank may be a boon in some circumstances, and the benefits can frequently outweigh the costs.
This article will cover the basics of buying a house with a septic tank, along with outlining the costs, real estate impacts, and potential red flags to spot.
The short answer: Is a septic tank a deal breaker?
Septic tanks are not automatically a deal breaker and can, in fact, be a smart choice if you want to save on sewer costs.
Despite what people think, septic tanks aren’t necessarily risky or impractical. The main benefit is that you can virtually eliminate your monthly sewer bill.
The flip side is that you assume maintenance and repair costs for the system. Septic tanks require regular inspections, and as a homeowner, you are responsible for replacing the septic tank if it breaks.
Overall, they are a manageable property fixture that has several benefits, but they are not hands-off and risk-free.
What a septic system is
Septic systems are meant to hold and treat raw sewage in places without public sewer access. Wastewater goes into the septic tank, and the solids settle to the bottom of the tank.
The liquid effluent then drains into a drain field, where soil treats the water to remove bacteria and other pathogens.
From the point of view of the buyer, potential failure points to consider include physical damage to the tank or root infiltration in the drain field. As such, a fair amount of the cost of a septic tank is maintenance to ensure that it continues to function properly.
In some ways, the drain field is the most important part of the septic system, as it performs the final water treatment.
Without a proper drain field, the septic tank can become clogged and back up sewage into the house. The drain field is often more expensive to install than the tank itself.
Pros of buying a house with a septic tank
Below are some of the most notable reasons why you should buy a house with a septic tank.
No sewer bills
A septic tank effectively eliminates public sewage costs. You make a single, upfront purchase and deal with maintenance costs in exchange for no sewage bills from the local municipality.
Location flexibility
Septic systems allow wastewater treatment away from public sewer infrastructure, so they can be placed in rural areas or on large lots where it would be difficult to connect the property to existing sewer lines.
Long lifespan
Septic tanks have an incredibly long lifespan and can last decades if you keep up with maintenance and regularly treat the drainage field. The long life span can make septic tanks cost-effective in the long term.
No rate hikes
Because the septic tank is independent from the public sewer system, you will be insulated from local municipal rate hikes. Your sewage costs will stay constant while other homeowners’ rates could fluctuate.
Cons and risks buyers should factor in
Conversely, here are some of the risks and disadvantages of owning a home with a septic tank.
Maintenance responsibility
When you buy a house with a septic tank, you assume the entire responsibility of paying for inspection, maintenance, and repairs. Average maintenance costs for a septic system are about $250 to $500 every three to five years, including cleaning and inspection costs.[1]
Replacement costs
You are also on the hook for replacing the septic system if it breaks down. Replacing a septic system requires digging up the old tank, installing a new one, and replacing the drainage field to work with the new tank.
Replacing an entire septic system can cost as much as $12,000, especially after factoring in the cost of drain field replacement.[2]
Water usage limits
Septic tanks have a limited amount of water usage per day that depends on their size. Minimum tank sizes are often based on bedroom count and local code. For example, Colorado’s standards use 1,000 gallons for 2–3 bedrooms, 1,250 for 4 bedrooms, then add 250 gallons per additional bedroom.[3]
Wastewater flow for a septic tank is typically calculated by the bedroom. Typically, a septic tank should be able to accommodate 150 to 250 gallons of wastewater flow per bedroom in the home.
Requirements vary by state and county, and should always be followed. Overloading a septic tank with too much water can cause it to clog and back up sewage into your house.
Selling complications if neglected
Neglecting septic tank maintenance can make it significantly harder to sell your home in the future. Buyers will be deterred if they believe they’ll have to make expensive septic repairs before they can move in.
Red flags when buying a house with a septic tank
Below are some common septic tank red flags that you should watch out for when buying.
These flags are not a reason to terminate a potential deal but are something you should consider when negotiating to get to closing.
1. Missing maintenance records
You should always ask for a detailed record of maintenance that has been performed on the septic system.
If repairs or replacement were necessary, you need to know the problem areas. If there are no maintenance records, it could mean that the owner has been neglecting maintenance.
2. System near end of life
The typical septic system lasts between 20 and 40 years on average. Just because a system is old doesn’t mean it’s bad — a 20-year old system can still function extremely well if it’s been maintained properly.
However, buying an older system does mean that you may have to put down money for repairs or replacement sooner than you would otherwise.
3. Standing water
Standing water in your showers, tubs, toilets, and other drains could indicate a septic system problem, as well as bad smells and odors from water faucets.
4. Undersized tank
An undersized tank won’t have enough capacity to handle the wastewater of the occupants, which can cause the septic system to back up and clog.
Tank sizing is typically set by local code and bedroom count (see the Colorado example above), and requirements vary by jurisdiction.
5. Seller resisting inspections
You should also be aware if the seller tries to skip septic inspections or refuses to make them. Refusing inspections could mean they are trying to hide a problem that they need to disclose.
Septic vs. sewer: Costs and lifestyle differences
The main distinctions between septic and sewer systems come down to costs and lifestyle differences. According to the EPA, the average septic system maintenance costs come out to between $250 and $500 every three to five years.[1]
Conversely, average monthly sewage costs amount to about $60 a month, though there is significant variation depending on the location.[4]
Assuming a homeowner is paying average sewage costs, that adds up to slightly more than $2,000 in three years. However, sewer users don’t have to worry about potential replacement costs in that same period.
In other words, the trade-off for higher sewer costs is predictability and the fact that you’re not responsible for sewer maintenance.
What to ask before buying a house with a septic tank
If you are planning to buy a house with a septic tank, make sure you get the following information from the seller.
- System age and type: Septic system types have different maintenance requirements, and older systems may require specialized work.
- Most recent inspection date: Get the most recent inspection date and results so you can identify problems and mandatory disclosures.
- Tank size: Tank size needs to match the total number of bedrooms/occupants in the house, or else it won’t properly treat wastewater.
- Drain field location: The drain field is arguably the most important part of the septic system, so you need to know its dimensions and location.
- Transfer rules: Different locations have different rules regarding selling homes with septic systems and might require mandatory inspections before a sale can take place.
Septic inspection: Who pays and why they matter
Generally speaking, the buyer pays for septic system inspections. Lenders might require an inspection in order to close, and the burden of arranging them falls on the buyer.
A septic inspection typically costs a few hundred dollars, often ranging roughly from $200 to $900 depending on the type of inspection and local rates.[5]
If the inspection does identify issues, you can use them as leverage for negotiating repair credits and other seller’s concessions.
Septic tank costs to plan for
If you plan to buy, you need to budget for expected costs. Below are some of the most common.
- Inspections: You should plan to spend between $300 and $500 on septic inspections every one to three years.
- Pumping: Pumping a septic tank may be necessary from time to time to remove solid waste that settles to the bottom. Septic pumping should happen once every three to five years to prevent clogs, depending on size and household usage.
- Repairs: As long as you properly maintain your tanks, you shouldn’t have to worry about regular repair costs. Not treating your tank and flushing problematic items (e.g., wet wipes) can cause repair issues.
- Replacement: The average septic tank shouldn’t need replacing for decades if maintained, but replacement costs can come in at over $15,000 for larger systems, potentially more if the drain field requires replacement.
Do septic tanks hurt resale value?
Septic tanks differ in perception and are usually considered more of a rural fixture rather than one found in suburban areas (though they can be found in some smaller cities). The differences in perceptions can limit the potential pool of buyers.
Mostly, though, system condition matters more than the type. A well-maintained system with few issues can help you save money, and some buyers will see the value in the independence of septic tanks.
Septic issues that may kill a deal include failing inspections or major repair issues. In these cases, the buyer can negotiate concessions so that the seller covers a portion of the necessary repair costs.
Is buying a house with a septic tank right for you?
Buying a house with a septic tank can be the right choice if you want independence and don’t mind the additional maintenance and repair responsibilities.
Of course, a septic tank might not be a good choice if you have unusually high water usage requirements and don’t want to shoulder long-term replacement costs:
Weigh these factors to determine whether you should buy a house with a septic tank:
- Whether you have enough in your budget to handle inspection and maintenance costs
- If the tank has sufficient size and capacity to handle your household's daily water needs
- Your willingness to shoulder maintenance and repair costs
- Any plans to sell the home in the future or make expansions for resale
How a local real estate agent helps protect you
If you are unsure about whether you should buy a house with a septic tank, you can use a real estate agent.
An agent can help you identify red flags and explain contractual contingencies that could let you back out of the sale if the septic system fails inspection.
An agent can also help you understand the local costs of owning a septic tank, including permitting fees and construction timelines.
By using Clever, you can search for top local agents who understand the ins and outs of septic systems in your region — and possibly also qualify for cash back at closing! Take a short quiz to get started.
FAQ
Are septic tanks bad?
Septic tanks are not inherently bad, but installation and maintenance can be expensive. However, a well-maintained septic tank can last a long time and be environmentally friendly.
How long do septic systems last?
The average septic system can last between 20 and 40 years, but a well-maintained system can last up to 50 years or longer. Concrete and industrial plastic tanks tend to last the longest.
Can you sell a house with septic problems?
You can sell a house with septic problems, but you must disclose the issue to the buyer during the sale. Failing to disclose septic tank problems is illegal and can result in fines and legal action against you.
Do septic tanks lower property value?
Septic tanks do not necessarily lower property values and can increase them in some cases. However, a septic tank can reduce the potential pool of buyers, especially if it needs repairs or maintenance.