Buying a new house - bad septic inspection

[CopperWife]

We just recently finalized all the paperwork and put down earnest money for a new house. We got a copy of a Well and Septic inspection that was preformed March 7. The well is fine, but the septic report says:

"Tracing dye was placed into the system and water leaked around building where sewer pip exits the residence. The condition of the gravel in the trenches was dry and no saturation of the field was noted. The ground around the septic tank was frozen; therefore, it was not possible to access and inspect the interior of the septic tank. It is recommended that a competent septic contractor be contacted to make repairs to the sewer pipe."

So this is bad, right? How much would something like this cost to fix?

 

[tvguy]

We just recently finalized all the paperwork and put down earnest money for a new house. We got a copy of a Well and Septic inspection that was preformed March 7. The well is fine, but the septic report says:

"Tracing dye was placed into the system and water leaked around building where sewer pip exits the residence. The condition of the gravel in the trenches was dry and no saturation of the field was noted. The ground around the septic tank was frozen; therefore, it was not possible to access and inspect the interior of the septic tank. It is recommended that a competent septic contractor be contacted to make repairs to the sewer pipe."

So this is bad, right? How much would something like this cost to fix?

Doesn't matter, it's the sellers problem to fix at their expense.

 

[CopperWife]

If only it were that easy. It is a foreclosure and is being sold as is. When we saw the place the first time, I asked the relator what was wrong with it, since I knew it was "as is." He said he was not aware of any issues. Now I get this septic report and wonder how it didn't notice this slight problem.

ETA - I know we can still back out of this deal, but I was just wondering if this was a big problem or a small problem. We love this house but if this is going to cost thousands of dollars, I just don't think it's gonna happen.

 

[stefplus3]

My brother does this type of work and the average cost for a new septic is around $20,000

 

[StitchesGr8Fan]

Septic problems can be a huge expensive mess. Not to mention having to get the tank emptied out periodically, and having to be careful what you flush (no flushable wipes or certain toilet papers!). Unless this is the ONLY house you can afford, I would think twice about it.

 

[CopperWife]

Septic problems can be a huge expensive mess. Not to mention having to get the tank emptied out periodically, and having to be careful what you flush (no flushable wipes or certain toilet papers!). Unless this is the ONLY house you can afford, I would think twice about it.

We live in an area where private wells and septics are the only thing available. We've been in our current home for ten years with a septic and haven't had any issues, so we are familiar with the care and maintenance of a septic. But thank you for that advice

I am just curious how much it would be to just repair the pipe. Or does the whole system need to be replaced? Or is that something that can't be determined until they get in there?

 

[Malibustyle23]

Honestly it all depends. There are mounded systems that will cost ALOT or if you have someone qualified with the right equipment it could possibly just be "restored" for a couple thousand dollars.

I would be concerned with the fact that the septic was frozen and could not be accessed. Septics typically never freeze but the ground above them do. Were they just too lazy to dig the frozen ground to gain access?! Due to this fact alone I would personally not trust this inspector and would be willing to pay another one for another opinion. Also the dye test are not always accurate. In the septic company that I used to work with we never used it because it was an easy way out heck even termite companies were inspecting systems with this method. It just isn't accurate or thorough.

 

[Malibustyle23]

Septic problems can be a huge expensive mess. Not to mention having to get the tank emptied out periodically, and having to be careful what you flush (no flushable wipes or certain toilet papers!). Unless this is the ONLY house you can afford, I would think twice about it.

You can use any kind of toilet paper but you should be careful what you flush no matter what kind of waste system you have in place. Your pipes can easily get clogged inside or outside of your house either way.

I am just curious how much it would be to just repair the pipe. Or does the whole system need to be replaced? Or is that something that can't be determined until they get in there?

You are looking at drainfield issues. We won't be able to tell you a solution on here but you could either need just a drainfield jetting (high pressure water cleaning of the drainfield pipes), septic system restoration (if available in your area) or an entire new system. But again I would definitely get a second opinion.

 

[CopperWife]

Honestly it all depends. There are mounded systems that will cost ALOT or if you have someone qualified with the right equipment it could possibly just be "restored" for a couple thousand dollars.

I would be concerned with the fact that the septic was frozen and could not be accessed. Septics typically never freeze but the ground above them do. Were they just too lazy to dig the frozen ground to gain access?! Due to this fact alone I would personally not trust this inspector and would be willing to pay another one for another opinion. Also the dye test are not always accurate. In the septic company that I used to work with we never used it because it was an easy way out heck even termite companies were inspecting systems with this method. It just isn't accurate or thorough.

The *ground* around the septic was frozen. We live in Illinois and it was a horrible winter, much like the rest of the country. I don't know the details of the actual inspection because I was not there when it happened, so I don't know if the bank/seller just didn't want them to pay to dig up and check the tank itself, maybe it cost more because it the ground was frozen? I don't know.

Thanks for your info about the dye systems.

 

[CopperWife]

"You are looking at drainfield issues. We won't be able to tell you a solution on here but you could either need just a drainfield jetting (high pressure water cleaning of the drainfield pipes), septic system restoration (if available in your area) or an entire new system. But again I would definitely get a second opinion.[/QUOTE]"

So ultimately, a second opinion is what I need to do. I've been told that a septic inspection runs about $300-$400 in our area. This just makes me ill.

Our house is set to close on Friday, June 27 and we are moving in with my in-laws temporarily until the closing on this house July 14. Well, it's looking like it will be longer than anticipated.

 

[supersnoop]

So ultimately, a second opinion is what I need to do. I've been told that a septic inspection runs about $300-$400 in our area. This just makes me ill. Our house is set to close on Friday, June 27 and we are moving in with my in-laws temporarily until the closing on this house July 14. Well, it's looking like it will be longer than anticipated.

You should really pay for your own inspection, not just of the septic system, but of the whole house. It may be $1,000 now, but, if you find any problems, you should be able to negotiate the repair costs off the price of the house. I know it sounds like a lot of money when you could find out that you don't want the house, but it's a lot better than finding out later that you just spent $XXX,XXX on a house with problems.

 

[CopperWife]

I do plan to have my own inspection. But I plan to have my own septic inspection before spending an additional 300 on a home inspection if the septic is going to be the deal breaker. I was just looking for opinions - if anyone else has been in this same boat and what the resolution was. Being an adult sucks sometimes.

 

[MSLRAC]

Honestly, I would walk away now. We bought a house 8 years ago with a simple septic line issue. The seller gave us $7000 at closing to cover the repairs. 3 months later, the in ground pool in our backyard was being dug up and an entire new septic system was going in. When all was said and done, we spent $37,000 on top of the $7,000 we got at closing. It was a nightmare!

 

[Jeff_G]

I do plan to have my own inspection. But I plan to have my own septic inspection before spending an additional 300 on a home inspection if the septic is going to be the deal breaker. I was just looking for opinions - if anyone else has been in this same boat and what the resolution was. Being an adult sucks sometimes.

Either walk away from the deal or come back and ask to lower your price by 20K. There are a lot of houses, dont get emotionally attached to this one house.

 

[kirstenb1]

You just don't have enough info to go on. We have a septic system/well, and have it pumped out every few years.

Either choose to pay for an inspection, or just walk away, and look at hassle-free homes. I feel your stress, and think it's related to you just not having clear information.

 

[manning]

Make an objective decision not a subjective one.

If you believe it is going to cost more than you are willing to pay then be objective and walk away from the deal.

 

[North of Mouse]

Septic problems can be a huge expensive mess. Not to mention having to get the tank emptied out periodically, and having to be careful what you flush (no flushable wipes or certain toilet papers!). Unless this is the ONLY house you can afford, I would think twice about it.

We have had wells and septics at most of the homes we've built and have 'never' had problems. Have used any kind of toilet paper - would never put flushable (supposively) wipes in the toilet anyway. Have never even had to have any of ours pumped - until we sold - which was required where we lived.

We live in an area where private wells and septics are the only thing available. We've been in our current home for ten years with a septic and haven't had any issues, so we are familiar with the care and maintenance of a septic. But thank you for that advice

I am just curious how much it would be to just repair the pipe. Or does the whole system need to be replaced? Or is that something that can't be determined until they get in there?

I'm far from an expert, but it 'could' be just the pipe itself. I would call for a inspection/repair estimate - then decide what to do. Good luck!

 

[tvguy]

If only it were that easy. It is a foreclosure and is being sold as is. When we saw the place the first time, I asked the relator what was wrong with it, since I knew it was "as is." He said he was not aware of any issues. Now I get this septic report and wonder how it didn't notice this slight problem.

ETA - I know we can still back out of this deal, but I was just wondering if this was a big problem or a small problem. We love this house but if this is going to cost thousands of dollars, I just don't think it's gonna happen.

Ah, you left that out of the original post.

 

[CopperWife]

You just don't have enough info to go on. We have a septic system/well, and have it pumped out every few years.

Either choose to pay for an inspection, or just walk away, and look at hassle-free homes. I feel your stress, and think it's related to you just not having clear information.

This is exactly it. We've decided to have a septic repair company to come out and take a look. That's really the only way I'm going to get any concrete information.

 

[CopperWife]

We have had wells and septics at most of the homes we've built and have 'never' had problems. Have used any kind of toilet paper - would never put flushable (supposively) wipes in the toilet anyway. Have never even had to have any of ours pumped - until we sold - which was required where we lived.




I'm far from an expert, but it 'could' be just the pipe itself. I would call for a inspection/repair estimate - then decide what to do. Good luck!

That's exactly what we are going to do. Rather than just speculating, we will have factual information to go on. Thanks