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Can I Sell My House With a Failed Septic System?
Maintaining your home's septic system not only prevents wastewater from causing diseases but also protects the value of your property. If your home's septic system fails and you did not replace or repair it, it would be very difficult to sell your home at a good asking price in the local market.
Whether or not you can sell your house with a failed septic system depends on local laws. Some states prohibit the sale of a home if the septic system is not up to code, while others just require disclosure. But similar to typical home sales, you also have two major options when selling— getting a cash offer or selling with a real estate agent.
Need help selling your house with a failed septic system? You found the right blog! Here, we'll try to answer your most common questions about failed septic systems and help you choose the perfect selling option.
What are Septic Systems?
Septic systems are common in rural areas where houses aren't connected to a public sewer system or sewer line.
In other words, septic systems serve as your home's own sewage treatment facility. This system "treats" the wastewater your household produces so your water supply won't be contaminated.
The septic tank is just one part of your home's septic system. For your wastewater to be treated properly, the distribution box and drain field or leach field are also very crucial.
Septic Tank
A septic tank is a sewage collection tank situated underground. It is typically made of fiberglass, concrete, or polyethylene and it is where the wastewater flows when you shower, wash your dishes or flush your toilet.
When wastewater is collected in the septic tank, the solids settle at the bottom and they form a sludge.
Distribution Box
The distribution box of your septic system is where the liquid water (effluent) moves from your tank. As its name suggests, it ensures that the wastewater is distributed evenly on your system's drain field.
Drain Field
The drain field is also located underground and it prevents the septic tank from overflowing. The treated wastewater in your septic system is drained in this area and the soil filters it to remove viruses, bacteria, etc.
How Do I Know My Septic System is Failing?
Whether you are selling your house or not, it is vital that you check your septic system for potential failure.
To help you determine whether you have to take the necessary actions, here are the telltale signs that your house has a septic system problem.
Draining Problems and Backups
Slow flushing toilets with no visible clogging may be a sign that your drain field is blocked or your septic system is overloaded.
If it is minor, it would only take several flushes before you can successfully drain your toilet.
But if the issue is extreme and it is preventing proper discharge, you may even notice blackish wastewater backing up on your toilet. You will also see this on your sink.
Stagnant Water In Your Backyard
If there's standing water in your yard even though it hasn't rained or there are no pipes leaking nearby, it may be from your wastewater caused by a failing septic system.
You have to take action immediately if this is the case because the bacteria or toxins from the liquid wastewater can also kill your plants.
Foul Smell From the Septic Tank
Septic tanks are designed not to produce any smell. Thus, if there's a sudden foul odor coming from the area where your septic tank is located, it indicates a failing septic system.
The smell only means one thing— your septic tank is full and it is already leaking. The solids from the wastewater weren't retained in the septic and they were expelled in the drain field.
Plant Growth Near the Septic System
Before you get excited about the growth of plants or grass near your septic system, you have to determine their source of water.
Remember that drains may overflow and cause wastewater to go to the surface. Thus, any grass or plant that you haven't really planted near the septic system should be considered an anomaly especially if they are oddly colored, look spongy, and existed during a dry period.
Is It Dangerous If Your Septic System Fails?
According to the Washington State Department of Health, septic system failure is very dangerous since it contaminates the home's water supply.
A septic system failure also causes danger to nearby water bodies. For instance, if the wastewater reaches nearby streams, recreational swimming facilities and shellfish beds would be contaminated.
We all know that water contamination is the cause of many health diseases, thus, any sign of septic system failure should be addressed immediately.
Can You Sell a House With a Failed Septic System?
As mentioned earlier, the answer as to whether you can legally sell your house with a failed septic system depends on your local laws.
Some states are strict in terms of this issue since it poses risk to human health. They do not approve a home sale unless the septic system is up to code again. You would be required to replace or repair your system depending on its current state.
In many states, however, there are no laws prohibiting the sale of a house with a failed septic system as long as it is included in the disclosure document of the seller.
This means you don't have to make any major repairs and you can sell your house as-is to the local market or to a cash buyer. However, the home will be sold at a deep discount.
How Does a Failed Septic System Affect a Home Sale?
Even if your state allows the sale of a home with a failed septic system, it doesn't mean you can sell successfully in the local real estate market.
There are many hoops you have to go through and there's no guarantee that you'll profit from the sale.
Here's how a failed septic system can specifically affect your home sale.
Buyer Pool
Many potential buyers are looking for homes they can readily move into. In other words, they prioritize houses that need little to no repairs.
If your home has a failed septic system, you would only attract investors and flippers. While this isn't a bad thing at all, if your target is retail buyers to net enough money, you would be extremely disappointed.
Home Sale Price
Since your buyer pool is reduced due to septic system failure, the demand for your house would go down along with your home's asking price.
If you did not address the issue to maintain a working septic system, you would have to discount its replacement and repair on the market value of your property. This would lead to a lower sale price.
Sale Timeline
You won't be able to sell fast in the local market if your house has a septic tank issue. Offers won't come in as fast as you want to so your property would sit in the MLS for longer than usual.
This is problematic if you are selling due to divorce, relocation to another state, and other reasons that require a fast home sale.
Should I Repair My Septic System Before Selling the House?
If you live in an area where local laws require septic systems to be up to code before a home sale, then having the septic system inspected and making repairs isn't a question.
Failure to make major repairs or install a new system in these areas can lead to two scenarios: the sale won't be allowed or you would face litigation if you proceeded with the sale.
For areas where there is no law requiring a functioning septic system, it is the seller's discretion whether to make septic repairs.
The decision should then be based on various factors including where the homeowner plans to sell (cash buyer or local market), how fast should the sale be, how much the property owner expects to earn, etc.
If the owner needs to sell fast, then he shouldn't make any repairs to the entire septic system. Just sell as-is to a cash buyer and let them handle the septic system issues.
Most of the time, repairing a home's septic system is too costly and it isn't wise to make repairs or replacements at all.
How Much Does It Cost to Repair or Replace a Septic System?
There are many factors that contribute to the estimated cost of repairing or replacing a septic system. These include the average plumbing cost in your location, the size of the septic tank, and how complex the installation is.
If you only need to replace the septic tank of your failed system, expect to spend around $3,000 to $6,000. However, if you need a new septic system, prepare between $10,000 and $25,000.
Here are other specific repair costs depending on the severity of septic system failure:
- Deep Cleaning: $275 to $580
- Baffle Replacement: $300 to $900
- Removal of Roots That Causes Tank Damage: $1,000 to $5,000
- Septic Tank Repair: $1,520
- Drain Field Repair: $2,000 to $15,000
- Drain Field Replacement or Installation of New Plumbing lines: $3,000 to $8,000
Aside from these repair costs, you also have to pay for the following repair services when you need to install a new septic system:
- Labor: $1,000 to $4,000
- Permit: $400 to $2,000
- Land Preparation and Excavation: $1,200 to $4,500
How Can I Sell My House With a Failed Septic System?
Just like typical home sales, you have two major options if you want to sell your house with a failed septic system. You can list in the open market through the help of an agent or you can get a cash offer.
Let's look deeper into your two options to help you decide which route is fit for your home with a failed system for wastewater.
Sell to a Cash Buyer
Selling a house with a failed septic system to a cash buyer or real estate investor is pretty common.
This is the best option if you want to sell fast and don't want to deal with septic system replacement or repair. Cash buyers purchase homes as-is and they handle all the dirty work. What's more, they won't ask you to cover the estimated cost of the septic inspection.
Here are some other reasons why cash buyers should top your list when selling a house with a failed septic system:
- Fast Sale: Cash buyers can close in your house in as fast as seven days because they're not waiting for mortgage approval. They can pay cash to buy your house with a bad septic system which makes the whole sales process easier and a lot faster.
- Less Risky: Mortgage companies don't approve loans for houses with a failed septic system. This is the reason why many traditional sales fall through. Since cash buyers remove lenders from the picture, the sale is less risky.
- Flexible Timeline: If you need to move to another state or you don't want to deal with your ex-spouse that's why you need to sell fast, a cash buyer can help you. Since they aren't waiting on any mortgage approval, the sale timeline is very flexible. Just communicate when you want to close and they'll arrange it for you.
- No Commission Fees: Getting a cash offer means you won't need to list your property and think of marketing strategies with the help of a real estate agent. In other words, you can skip paying commission fees during closing.
- No Closing Costs: Cash buyers cover closing costs and other fees associated with the sale so you can walk away with the exact amount of their offer once you close.
- Less Paperwork: The absence of a buyer's lender in the whole sales process significantly lessens the paperwork. The few documents you have to deal with will be handled by the cash buyer.
If you prefer this hassle-free route in selling a house, get a cash offer now!
The process is super simple. Call the cash buyer or visit their website and fill out their form. Once they have received your request, they'll visit your property and check the extent of the septic tank failure. This will help them come up with an accurate offer.
If you accept their cash offer for your house with a failed system for wastewater, they'll then draft a contract and send it to you electronically. They'll give you time to go over the terms and sign it.
After signing, you'll meet at the closing table and you'll get your cash.
Make Repairs and Sell to the Local Market
Your other option when selling a house with a septic system failure is to sell with a real estate agent. In this route, you have to conduct a septic system inspection to assess the damage and you most certainly need to make repairs or replacements to attract potential buyers.
After making repairs, you have to plan a marketing strategy with your real estate agent, list in the MLS, schedule showings and open houses, and negotiate with potential buyers.
This selling option isn't for you if you want to sell fast and you don't have the budget for repairs.
Meanwhile, if you set out to go this path to sell a house, here are the specific actions you have to take depending on the extent of damage to your septic system.
System Negligence
If the issue is system negligence, call someone to pump the tank in order to reverse the system failure.
In case this doesn't solve the issue, replace your septic system's baffle or the part that prevents scum buildup in your septic tank.
The Septic Tank Is Not Properly Installed
Septic tanks that are not installed correctly can cause surface runoff issues. To solve this, you need to have the tank repaired or replaced.
However, most homeowners prefer replacing the drain field or leach field as this commonly fixes the issue of the tank.
The System Can't Handle Water Usage
If all your housemates are producing wastewater at the same time, the whole system would find it hard to handle the rush of water. You would have to pump and do deep cleaning or replace the entire system.
The System Is Damaged by Tree Roots
Tree roots are notorious for damaging pipes and septic systems. The main solution to this is root removal or improvement of outdoor landscaping.
However, when the result of the home inspection revealed that the roots have already made significant damage, you may have to replace your septic tank, do some septic line repairs, and fix your drain field or leach field.
Frequently Asked Questions
How Long Does It Take to Repair a Septic System?
Typically, repairing a septic system can take one to seven days depending on the extent of the damage. If the system needs to be replaced as stated in the septic inspection, it would take more than seven days.
Of course, this still varies depending on several factors such as the size of the system, location, local law, and weather. The permit application can also further delay the process.
What Is a Title 5 Inspection?
A title 5 inspection is conducted to check your septic system. This is necessary whether you are buying or selling a home.
A certified title 5 inspector would perform a dye test and a flow test to identify the damage. They'll also make repairs if you want them to. Most states allow a confidential septic system inspection where findings aren't required to be submitted to the Health Department.
Who Is Responsible for Paying for a Failed Septic System?
The answer to who should pay for the repair or replacement of a failed septic system is a bit complicated.
Both the potential buyer and seller can make repairs once they found out about the septic system failed inspection, but most buyers request the seller to take action as a requirement for the sale to progress.
If the seller doesn't have enough budget to make septic repairs, then it is better to sell as-is to a cash buyer. This route passes the burden of repairing the septic system to the cash buyer.
Should I Disclose a Failed Septic System to the Prospective Buyers?
Yes. You should disclose a failed septic system to the buyer for two main reasons— to avoid litigation and to prevent the fall of the sale.
Many home sellers do not disclose the septic system failure of their house to avoid discounting its repair from the sales price. But a potential buyer can learn about this through a septic system failed inspection.
If you intentionally withheld the known septic issue from the prospective buyer, they'll lose their trust and you and the sale will fall through.
Worse, they may even sue you in court because of the health risks associated with the failed septic tank problem.
Final Thoughts: Can I Sell My House With a Failed Septic System?
In selling your house with a failed septic system, you have to check local laws to ensure that it is allowed. The last thing you want is to face legal charges when trying to sell a home as this will greatly impact your reputation as a home seller.
If the sale of your house with septic problems is allowed, prioritize getting a cash offer. Cash buyers will buy your house as-is and make septic repairs for you. The process is hassle-free and fast so you'll get your cash in the bank immediately.
When you're ready to sell your house with a failed septic system, reach out to us at House Buyer Network. We'll give you a fair cash offer and even cover the closing costs for you!
Call us at (855) 835-2544 or fill out our form below so we can give you an offer for your house with a failed septic system.
