By Kathryn Whitehead, Associate
Most home buyers are thorough when it comes to learning as much as possible about the condition of a prospective new home. Few are willing to buy a house with any flaws such as a leaking roof or structural defects. Those who discover issues, but wish to proceed with the purchase regardless, often ask their solicitor to look for an adjustment in the purchase price to compensate for any discovered problems.
Even some of the most careful home buyers (particularly those moving from urban to rural areas) overlook a critical system in the house that could be very costly to replace: the septic system.
Although septic systems should last anywhere from 20-25 years if properly installed and maintained, they are not foolproof. Many buyers presume that if the water drains from the sink, and the toilets flush, everything is fine - but this does not necessarily mean that everything will be working fine after closing.
While you’ll want to know of any septic system defects, you’ll also want to make sure the tank can handle what you need it to. A system that may have handled a single resident just fine may be overtaxed if subjected to a family of six - something that happens frequently in cottage country.
If you are considering buying a home with a septic system, have the system inspected by a certified on-site system professional (such as a licensed septic system installer, licensed sewage hauler or engineer) prior to purchasing the home. Call your local municipal office, public health office or Ministry of Environment office for a list of qualified professionals. A thorough inspection should include: a discussion with the homeowner, a review of the system permit, a tank inspection, a leaching bed inspection and a house inspection.
Ask the Vendor for a copy of the septic system permit, which can be obtained from the homeowner or the local municipality, Ministry of the Environment or public health office depending on the jurisdiction. For older septic systems, there may be no permit. Once you obtain a copy of the permit, check the age, size and type of system and ensure that the size of the tank is sufficient with respect to the house. A qualified Inspector can help you to review this information.
You’ll also want to know how well the system was maintained, as not all home owners maintain their tanks as they should. Ask the Vendor for a copy of any records of system maintenance (tank pump-outs, repairs, etc.). Under normal circumstances, a septic tank should be pumped out every two years or so. Even if you find that the tank was cleaned regularly, ideally you should still have the system inspected by an expert.
If you discover issues with the septic system of a prospective new home but wish to proceed with the purchase, ask your solicitor to negotiate an adjustment in the purchase price.