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During the inspection of the house we are under contract to buy, it came to light that the septic system is shot. Being unfamiliar with septic systems, what does this mean for us cost wise, and how do we proceed? How costly is a new septic system? Do we expect a credit for this or...?
If this were me I would immediately request the seller to replace the system. I imagine it would be a requirement for a loan to be able to flush toilets and bathe.
If this were me I would immediately request the seller to replace the system. I imagine it would be a requirement for a loan to be able to flush toilets and bathe.
This.
In this market, you should no doubt be able to get the seller to either have it fixed, or repair costs to you in the form of closing credits.
They're going to know they'll need to do it for another buyer, too, so I highly doubt they'll do much more than flinch at the request. They'll cave if they're motivated to sell.
In my area a standard septic is about $5,000. The issue you have is land. You can't reuse a drainfield and you have to be away from water sources, so sometimes you have to upgrade the septic system which can run $20k depending on the system.
This is a no brainer. Ask the sellers to put in a new septic system.
During the inspection of the house we are under contract to buy, it came to light that the septic system is shot. Being unfamiliar with septic systems, what does this mean for us cost wise, and how do we proceed? How costly is a new septic system? Do we expect a credit for this or...?
Any insights are appreciated!
You need to have a reputable septic installation company come out and provide a cost estimate to remove the old system and replace it with a new (or whichever part(s) are shot). If the system is old enough it might have been installed before heavy regulations. There might potentially be costs or even prohibitions/requirements now to be dealt with for replacing a system that could cost large amounts more than expected. I would not make any demand on the seller until you know you want to proceed and how much it will cost.
Location: Mokelumne Hill, CA & El Pescadero, BCS MX.
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Is the leach field shot or the tank itself? The inspector would likely have estimated the cost to repair/replace.
Although it hasn't always been the case, these days most jurisdictions require an area for the leach field to be expanded as part of the process of permitting a septic system.
1) Walk if your offer is contingent upon inspection.
2) Have sellers put in a new system and if you do, have them restore all landscaping. A septic installer can leave a pretty big mess in their wake.
If you still wish to be in the deal, read all that you can find about septic systems requirements for your state or county depending upon the regulating authority. You will need a copy of the septic perc test report from the testing authority to properly evaluate what the problem is. In our area the testing authority it is the state DEC.
A lot of this information can be found online. A professional consultation is definitely in order. As others have noted, there there are a number of issues involved especially on a smallish lot with a private on-site well. Replacement might not be possible or extremely costly based on regulations, ground water, the size of the lot, and size and location of the system.
In our area, a house cannot be financed without a certified septic system. Take your time (that house isn't likely to be sold from underneath you with this problem) extend your dates by mutual agreement, leave your walking options open and get good advice. Good luck to you.
Thanks, everyone, for the varied and helpful responses. Having never dealt with a septic before, I was really in the dark about the ramifications of dealing with a problem one. We will see how things go...
During the inspection of the house we are under contract to buy, it came to light that the septic system is shot.
I call B.S. on this one. What kind of inspector? Some clown with a clip board doing a general inspection? A certified septic engineer/installer; your local board of health officer? I've heard professionals say all kinds of things but "shot" isn't a legal or technical term requiring a specific remedy. If I was the seller I'd say 'prove it' or 'lose it.'
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