Can I Sell My House with a Failed Septic System?

How to sell a home with a failed septic system

First things first: Get your septic system inspected by a certified inspector — a private contractor, someone from the health department, or a wastewater professional. Average cost of a professional inspection ranges from $550 to $900.

The National Association of Certified Home Inspectors recommends annual inspections, but it’s particularly important when you’re considering putting your home on the market. In fact, if you have an offer on your home, an inspection might be compulsory before closing. For example, some mortgage companies require a septic inspection. Other times, state or local governments call for them. Iowa is one state that requires a septic inspection for the deed transfer.

Your options depend on what the inspection reveals. Many common problems are fixable.

Option 1: Repair the septic system

Many common issues can be (fairly) easily repaired. Typical issues include:

You’ve neglected to maintain the system

Homeowners should hire a professional to inspect their septic system every one to three years and pump it every three to five years (or as needed), according to the EPA.

How to fix it:
If you haven’t pumped it in a long time and a problem has resulted, hire a professional to pump and thoroughly clean your septic system to reverse the failure. The cost to clean a system varies based on tank size, but it will generally cost between $200 and $1,240.

If a deep cleaning doesn’t solve the problem, it may require replacing the baffle – the component that prevents scum buildup in the tank. This can cost $250 to $900. However, it may not work if the system has been grossly neglected or overused.

Too much water is rushing through your septic system at once

Septic system size is based on the number of bedrooms a home has: a four-bedroom home requires a 1,200-gallon tank, for example. If your water usage exceeds the system’s capacity, the system can’t handle it. This can result in wastewater backing up into your pipes, drains, the home itself, or the surrounding ground.

How to fix it:
Pump and clean the system, as recommended above. However, if the septic system is too small for your home, you might have to consider a full replacement (more on that below) to increase its capacity.

Tree roots or other outdoor landscaping has damaged the system

Tree roots seeking moisture and nutrients can damage your septic system by encroaching into it as they grow. Heavy paving materials on top of the drainfield or other elements of the system can compact the soil, preventing proper discharge or damaging pipes. This is why you shouldn’t pave, drive, or park over septic system components.

To remove the roots can cost between $500 and $1,500. Costs can escalate if the roots have damaged the tank to the point of needing repair.

How to fix it:
Depending on what component is damaged, there’s a chance of repair. Septic line repairs generally cost around $600 to $5,000. Leach field (drainfield) repairs can run from $2,000 to $20,000.

Your septic tank was never installed correctly

If a septic tank was improperly installed, it’s going to fail at some point. If the drainfield is installed where the land slopes excessively, a high water table exists, or the soil isn’t permeable, it can result in hydraulic failures and even contamination of water sources.

If a septic tank is the wrong size, not watertight, not level, or not at the correct depth, it could cause runoff issues.

How to fix it:
If the septic tank is still in good shape, you may be able to simply replace the drainfield by digging up the septic system and placing it in a new, uncontaminated field on your property. This can cost $5,000 to $12,000, depending on the size of your system and its location.

A repair is often preferable to replacement in terms of price and the scope of work required. Installing a whole new system can cost $3,600 to $12,500, while repairs typically top out around $3,035 … unless you need a new leach field.

Sometimes, however, no amount of repair will fix a problem, leaving replacement as the only alternative.

Option 2: Replace the septic system

Because the cost to replace a septic tank and drainfield is high and the process invasive, it is therefore often a homeowner’s last resort. Before replacing the whole system, make sure it’s necessary.