OT: Now the septic/well inspections failed!!

[Nancyg56]

$38,000 for a septic system? I had mine put in at the lake (1000 gal. tank plus a dry well) for $2200.. Well drilling is more expensive - in the $7000 range..

You were lucky. We years ago we needed to replace our leach fields. We also live in a lake area, and there was not enough room for new fields according to current codes. We needed to install two "beehives". Now the tank itself was fine. We paid over $5000 back then. If our tank had gone bad????????????????

I know someone who just got an estimate for a new septic system last week (a 1000 gal. tank plus a LARGE leech field and the price was only $4800..

I would get estimates because it seems the price varies depending on the area.

 

[tyboyz]

I can't tell you how helpful these opinions have been to me!!! We have asked to escrow $25000 for the septic with a clause for adjustment if the testing comes back with complications. The testing will be done over the next 30 days or so. We gave them an option for the well. We have an estimate of $6000 from our well company so we said have our guy do it now before we move in or escrow $10,000.

I think we may be covered now. We gave them 24 hours to decide since they have had the reports for a week or so now. If they don't agree we will walk. I've looked at over 100 houses and this one finally had what we needed but I am willing to walk if this isn't agreed on.

This house has a pool too and it couldn't be inspected because of the time of the year so we may have suprises there so I certainly don't want any unknown costs to bite us on these known problem systems.

 

[C.Ann]

This house has a pool too and it couldn't be inspected because of the time of the year so we may have suprises there so I certainly don't want any unknown costs to bite us on these known problem systems.

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The house DD and her DH are buying has a pool too and because of the weather can't be tested, so money is being put into escrow in case the pool (or any part of it: filter; pump; etc.) isn't functioning when they're finally able to open it..

 

[tyboyz]

Yeah we made them give us a 1 year warranty for all the pool equipment and they agreed. However these warranties don't cover the pool itself so we asked that it be up and running since we make settlement in May. They don't feel they need to open it.

 

[zenshome]

I would make sure the pool is open and inspected before agreeing to anything. I wouldn't want anymore "surprises".

 

[virginiamama]

I'd suggest speaking to the local sanitarian with the area Health Department. I'd be concerned that a new system may fail as well due to poor soil. Septic systems fail for many different reasons, replacement of the system might not necessarily fix the problem. If you have to install an "alternative septic system" they can cost $20K+ depending on the type of system and size of the home. Have you checked into sanitary sewer availability on the property? Little, to no maintenance is required on standard gravity sewer systems. I'm sure you can tell that I'm in the "used water" business. Good luck to you.

 

[stephbillalec]

Yes, our septic system did indeed cost $38K. I'm not a technically kind of girl so I just asked dh why it was so high. Apparently we have an engineer designed system. The engineer came out and drew up the plans. Then the contractors came to do their thing. The health department was involved during the whole time from first approving the plans to period and final inspections of the installation. We have 2 1250 gallon tanks, a pump station and a big ol' leaching field in the backyard. I think the size of the tank/system has something to do with the number of bedrooms in the house. Our mortgage company did want 1.5 times the amount of the cost in escrow and this caused a *major* problem during our closing. The sellers refused to put more than the $38K in b/c they needed the extra cash for the closing on their new house. It was awful. Eventually, we were *very* lucky and our mortgage company agreed after speaking to our contractor.
All in all the installation of the septic wasn't too bad. It took over a month. We had huge trucks, piles of dirt, and equipment all over the place. It was very entertaining for my then 3year old ds! It only interfered with our bathroom usage for about half a day right towards the end of the month and we had more than ample notice. Good luck!

 

[CheapMom]

I didn't read all the responses but I had a similar situation when I bought my house. For the well- I would not ask for $ to be put in escrow- I would insist on a new well before closing. There is no way to determine the cost of the well until they actually do it. Our seller tried to give us a $6500 allowance for well and we (luckily turned it down and asked for it to be replaced- In the end it cost almost 9K.

 

[tyboyz]

Thanks everyone!!! All of your opinions have helped me but the sellers have refused to pay for anything!!! They will not replace the septic or the well. They will not put in a radon system. And they will not let us take the cover off the pool until settlement. They said we must take the property as is. I sure wish they would have said this before I spent $1800 on inspections. I would have walked then. They originally accepted/signed our agreement of sale that stated we would do these inspections but they have totally disregarded the results. I have lost $1800 and a month's time. Thank god I didn't sell my house yet or we would be on the street.

Not sure who they think will take the house with these issues but now they are going to have to try because we can not take this chance!!! I have learned a very hard lesson!!

 

[Lyn5]

I'd suggest speaking to the local sanitarian with the area Health Department. I'd be concerned that a new system may fail as well due to poor soil. Septic systems fail for many different reasons, replacement of the system might not necessarily fix the problem. If you have to install an "alternative septic system" they can cost $20K+ depending on the type of system and size of the home. Have you checked into sanitary sewer availability on the property? Little, to no maintenance is required on standard gravity sewer systems. I'm sure you can tell that I'm in the "used water" business. Good luck to you.

I agree with Virginiamama. If the soil is of poor quality or the well is contaminated, the repairs will be even more costly, if it practical to repair at all. I am so sorry, OP, that the deal didn't work out, but I think you are much better off. It seems that the $1800 wouldn't compare to your stress and financial loss had you purchased the house and things went bad. Goodluck, I hope you find something else that you like.

 

[tink2dw]

Run Away as Fast as you can from this money pit!!

 

[tripletvan]

Hey we are sitting looking at our beautiful leachfield and septic that cost us $15,000 as it had to be a mound design. And now ya know why I like WDW! It isn't reality!

 

[Martha7]

I wonder if you can write the $1800 off on your taxes? I agree that in the end, you're better off without the unfortunate surprises that would have come with this property. Probably the best $1800 you've ever spent!

 

[Ava83]

Spetics are expensive to put in my FIL used to install them (now he just pumps them) Depending on the amount of damage you may need to dig up the yard for new pipes and a tank or just a tank. Get the escrow.

I just read everthing-can't you get the money from the buyers for the inspection? They changed the terms of the original house agreement to as-is?

I know nothing on wells.

 

[C.Ann]

Thanks everyone!!! All of your opinions have helped me but the sellers have refused to pay for anything!!! They will not replace the septic or the well. They will not put in a radon system. And they will not let us take the cover off the pool until settlement. They said we must take the property as is. I sure wish they would have said this before I spent $1800 on inspections. I would have walked then. They originally accepted/signed our agreement of sale that stated we would do these inspections but they have totally disregarded the results. I have lost $1800 and a month's time. Thank god I didn't sell my house yet or we would be on the street.

Not sure who they think will take the house with these issues but now they are going to have to try because we can not take this chance!!! I have learned a very hard lesson!!

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They cannot change the terms of the agreement after the fact.. You should be able to recover your good-faith downpayment as well as the inspection fees you have paid out..

If they are being this uncooperative I agree that you should walk away from this house as I'd be extremely suspicious that they have hidden other problems as well..

I don't know how they think they're going to relist that house and sell it without a functioning septic system or useable well because I'm pretty sure that would be against the health codes..

 

[Gillian]

I'm so sorry to hear this didn't work out for you! The sellers will end up selling the property for less anyway, because now they have to disclose all the problems and no one will want to pay full price and pay for repairs.

It's perfectly fine for them to not want to give you any money toward repairs, BUT the should not expect you to willingly pay you the same price on a home with major issues. They could have offered you a price reduction, but then you're the ones taking the risk.

It's too bad about the money you spent on inspections, although buyers get them for exactly this reason (major problems!) and it's worth every penny!

Best of luck in finding a better home!

 

[PlutoPony]

What do you want to bet that they DON'T disclose these problems to future potential buyers. You're smart to walk - many people would be so emotionally invested in the house that they'd go along with the sale as is. Sorry this didn't work out but you're absolutely doing the right thing!

 

[Gillian]

They cannot change the terms of the agreement after the fact.. You should be able to recover your good-faith downpayment as well as the inspection fees you have paid out..

It depends on the contracts they signed. Our (mercer cty NJ) standard contract specifies that all sales are in AS IS condition, but that the buyer has a right to inspect, and if the seller doesn't want to fix the buyer can get out of the contract. But it doesn't specify that the sellers have to make up for the buyers inspection costs. All deposits are returned.

They would be foolish (and their realtor doubly so) to try to sell without disclosure. Some states have law requiring a written disclosure form.

 

[tyboyz]

We are in PA and apparently they are supposed to disclose this once the issues are exposed but they honestly believe they have no problems no matter what the reports say. I don't think they will disclose them.

They actually said they would fix the septic but we would have to UP the price of the house for them to do it!!! Can you imagine this?? They also played around until 5:48pm the night before the deadline stated in our sales agreement. They said they will take their chances on the market again because their house is worth every penny.

I am completely devastated but I have enough sense to know I need to get far away from these people. Who knows what would have happened at settlement!!!

 

[snowbunny]

I am completely devastated but I have enough sense to know I need to get far away from these people.

Not just the people but their house. Don't be devastated because you dodged a bullet....consider yourself well out of it.