Point of Sale Step-by-Step

We see many buyers and sellers both confused by the role of the septic system in the transfer of a home. There’s a lot to know and a lot to look out for so please read thoroughly and then be sure to call with any questions.

What are you required to do as a seller?
How can we help?
What to watch out for as a buyer.

What Are You Required to Do as a Seller?

Many homeowners we work with are confused or lost in the process of buying or selling when it comes to septic requirements.

Requirements for the sale of a home change depending on where you live. Here in Michigan there are no state level requirements regarding septic inspections at the point of sale. In fact, we’re the last state in the entire county without a state-wide septic code (learn more). Instead, each county (specifically their health departments), city, or township is left to dictate these requirements on their own.

That’s why we always recommend giving your county health department a quick call before getting ready to sell. Double check with them regarding the current requirements in your area to be sure!

Ingham County is the only county in our immediate service area that we are aware that currently requires a point of sale report for the septic tank itself.

Ingham County septic inspection requirements sometimes catch people off guard so let’s explain them:

Tank must be pumped within 3 years of the sale
Septic Tank Maintenance Report must be on file with the county
Approved Well & Septic Inspector must approve drainfield and well

Essentially, you’ll need a septic pumper (us) to pump and inspect your tank. We include a free electronic Septic Tank Maintenance Report (required) with every pumping job we do while most competitors will charge you big money for these. You’ll also need a Well and Septic Inspector to approve your drainfield and well separately and you can find a list of approved inspectors at the county website.

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How We Can Help

Buying or selling a home is an overwhelming process. Further, septic systems are an oft-overlooked component of home buying and inspections. We can make it a bit easier for you in several ways:

Tank Pumping and Cleaning
Repair and Retrofit
Second Opinions
Point of Sale Reports
Septic Tank Maintenance Report (STMR)

Since 2017 we’ve been the only local company including STMRs with every pumping job we do. Starting in 2019, we’ve improved our systems to help our clients by recording and delivering STMRs electronically so they can’t get lost or overlooked! Best of all? We’re still doing these inspections and reports for free with every pumping we do. When you compare prices be sure to ask for inspection prices from other companies, you’ll be surprised.

Should some part of your septic tank fail to meet requirements, we can help repair or retrofit components with modern and effective replacements.

If you’re buying a home outside of Ingham County please beware that the septic system for that location may or may not have been serviced or inspected. Buying a house and then finding out that your septic system has been neglected and must be replaced can quickly become a $20,000+ problem.

If you’re buying a home and want a second opinion or you suspect the septic system hasn’t been properly inspected by the seller, please give us a call. We’re happy to pump, clean, inspect and report on the health and function of any system in our service area.

What to Watch Out For as a Buyer

Buyers, beware. Septic systems are an overlooked and out-of-sight component of your home. Failure to do your due diligence here can be a very expensive problem.

As we said earlier, in Ingham County a septic system must have been pumped and inspected within 3 years of the sale of a home. In many other counties, however, it could be many more years (or decades) since that system has been properly maintained.

In fact, we regularly encounter systems which have been so neglected that it’s been 10 years or more since they’ve been serviced. In most cases like these, it’s very likely that permanent damage has already been done to that system’s drainfield.

Just because a system has been pumped recently does not mean it’s functioning properly.

Pumping a septic system should be done regularly to remove solids before they’re allowed to pass to the drainfield. You can learn more about that here. Pumping alone does not solve or reverse damage that has already been caused, however.

Ask the home seller for records of previous pumpings going back a decade or more. A good set of records proving pumping on a regular (generally 3-5 years) basis is a good indicator.

Look for an outlet device on the septic system. Many older farmhouses around our state are still using the original septic system. When these systems were installed many did not get installed with a decent outlet device - some don’t have any at all or it has long since broken.

We recommend letting a professional access and inspect your system to avoid hazards, injuries, or confusion. Call to schedule an inspection.

If a septic system has been operating without an outlet device, then it’s certain that solids have passed into the drainfield. Solids passing to the drainfield is a sure-fire way decrease the performance of a septic system and will eventually (sometimes rapidly) lead to expensive system failure.

Septic systems with dated, broken, or missing outlet devices can be retrofitted with modern filters to help preserve and extend the life of the system. We will assess your existing outlet device, present your options for improvement, and take care of the upgrade - call to schedule today.

Know the system you’re buying. When you buy a new house, the septic system comes with it. You’re now responsible for it and when the toilets start backing up or it’s time for a pumping, you’ll need to know some information about your system.

Ask for the records of the septic system at your location or call the local health department to request them. These should include:

Location of tank, with measurements from foundation
Size of tank
Tank outlet device(s)
Number of tank access lids
Location and size of drainfield with measurements

We have seen septic tanks located under driveways, beneath decks without access, and in other problematic areas. Don’t be the buyer that didn’t do your homework.

Do some detective work. Once you know where the tank and drainfield are it’s time for some boots-on-the-ground detective work. Drainfields need permeable, uncompacted soil in order to function properly.

Look for compaction over the tank or drainfield. Has construction or landscaping been done recently? Heavy equipment can crush drainfields and tanks accidentally.

Look for drainage. Does the land around you slope toward or away from your drainfield? Does the area around your drainfield get saturated during the wet months?

Areas that are wet for months in the fall, winter, and spring, may be dry as a bone during July and August. You don’t want to be surprised when your septic system backs up and your toilets begin gurgling during the first heavy rain of the year because it turns out your neighbor’s hill slopes straight into your drainfield… (yes, we’ve seen these situations many times).

Look out for low spots, depressions, nearby swampy or low areas. Standing water can back up and overload your septic system and it’s not always immediately apparent.