Indiana Rule 410 - Residential On-Site Sewage Systems
Before You Purchase A Home With A Septic System
The types of septic systems; the cost of septic systems; the rules for septic systems have all changed over the years. If you are planning on purchasing a home where a septic system exists, be informed. Do not take anybody's word that ,"the system has worked fine for 30 years". Here are some important things to think about before purchasing a home with an existing septic system:
Consider having a septic inspection. This inspection will be an additional cost to your regular home inspection; however, it might be worth it. A septic inspection should give you information regarding the size of septic tank, how many laterals the system has, how deep the laterals are, what type of laterals you have, and the age of the system.
If the house was built before 1990, it might not have a septic system at all. A septic system consists of a sewer pipe, septic tank and laterals. The first septic rule for Indiana came out in 1990 so anything built prior to 1990 most likely will not meet today's code.
If someone tells you the house has one lateral or finger, this means the system is illegally draining somewhere it shouldn't be.
Consider the size of the lot you are purchasing with the home. A standard septic system with good soil for a 3 bedroom house is approximately 100 ft . x 40 ft . The size increases as you increase the size of the house, (mainly bedrooms). The smaller the lot, the more difficult it is to install a septic system to meet code, and the smaller lot size often means an increase in cost for the system.
Consider drainage on the property. Be observant and look to see if any areas of the yard hold water. Look on trees to see if there are any water marks toward the base of the trees.
Have the septic tank located and ask the seller's to have the tank pumped. Being present during the time the septic tank is being pumped can be informational. Not only will you be able to see the size of the tank, (or at least how many gallons are being pumped out of the septic tank), but you can see the condition of the septic tank, the depth of the septic tank, and you will be able to see if water comes rushing into the tank while it's being pumped; this is a sign of possible failure of the septic system.
If you are purchasing land, please make your purchase agreement contingent on a soil test being completed AND the septic system for the land being a septic system of your choice. There are many different types of septic systems and they can range in prices anywhere between $12,000 and $40,000 and greater depending on the project. Soils are different and site specific. For example, just because a neighboring property had a septic system installed for $12,000 doesn’t mean your septic system will be similar.
Consider having a soil scientist come to the site and test the soil. Septic systems are not designed to last forever, so at some point a new system will need to be installed. By having the soil test completed, you will have a better understanding of what type of system you will be installing, and it's potential costs.
Ask your realtor, or the seller's realtor, for as much available information on the septic system as possible.
Ask questions, and when you have asked plenty of questions, ask some more! Don't be afraid to talk to neighboring property owners as well.
HORROR STORIES!
Bad things can happen to those not informed! Don't let this happen to you!
Do not purchase any land that will need a septic system without having a soil test completed. Even if you have it in your head, "Well it's 5 acres so I won't have any trouble finding a place for a septic system! ", you should have the soil tested. It doesn't matter how much acreage you’re purchasing, if the land is not on city sewer and if you are planning to build a house or barn that has a restroom, you are going to need a soil test. IT IS POSSIBLE that the land you want to purchase is non-buildable. The soil test and what you are planning on building, combined with Indiana Rule 410, dictate whether or not you can even have a septic system on the land. Unfortunately people purchase land sometimes which they cannot build a house on.
One couple purchased a home on a septic system. They bought 5 acres with a 4 bedroom home. They made an offer on the property contingent on a passing home inspection. A septic inspection was included with the home inspection. The septic inspection basically consisted of someone running water into the septic system for about 2 hours. In fine print on the inspection report it stated, "septic appears to be functioning properly but there is no guarantee it will work in the future; no failure at this time". That was the complete septic inspection. After the couple moved into the house, within just 3 weeks, the septic system backed up and they had sewage coming into one of their shower drains. Not only did they have to install a brand new septic system, but they had no way of recouping any of their money due to the fine print. They could have had a more thorough inspection performed by an industry professional or certified IOWPA inspector that would have told them they needed a new septic system. If they had known, they probably would have asked that the septic system be updated prior to the purchase.
Do not excavate anything on the land until:
You have decided where your house is going.
You have spoken with a builder about the land and met him/her on site.
You have a soil test completed for the septic system.
You have learned the specific set back requirements in your county.
You have located a place for the well, etc.
An excavator who was familiar with septic systems, but had never installed one, owned a large tract of land. He decided to split the tract into 2 separate tracts and sell them. He had a soil test done on both tracts. The tracts had some limitations as far as the depth of the soil was concerned, so each tract only had one spot for a septic. The soil scientist told the excavator to have the septic systems designed and flagged out so the areas would not be disturbed. The excavator did not listen and decided to excavate both tracts completely. He cut topsoil off, moved soil all over the properties, and dug a pond on one of the tracts. The tracts looked beautiful! He took the dirt from the pond and spread it all over both tracts. A couple made an offer on one of the tracts. They contacted us about the soil report and asked many questions. Long story short, the excavator had destroyed both tracts as buildable lots because he had disturbed the septic system areas so badly that no system would be allowed on either tract. The couple was lucky they asked the right questions and did not purchase the tract. The excavator was not so lucky. He now had two tracts that could not receive building permits.
A gentleman in central Indiana inherited 80 acres from his parents. The land was hilly, rocky, and severely eroded. He decided he wanted to split the 80 acres into 5 acre parcels so he hired a surveyor and separated the parcel into smaller tracts. After doing multiple soil tests on the entire 80 acres, we could only find one spot where a septic system would be allowed. This spot was so limited that only a 2 bedroom home would be allowed. This was a horrible situation for this gentleman as this was going to be part of his retirement fund. The moral of the story is this....get the soil test done first! Do not assume you can install a septic on any piece of ground without the soil test.