Septic Inspections
As per State Law, all Septic inspections and/or certifications are to be provided by Licensed Sanitarians.
Home Inspectors cannot legally perform this inspection unless they have the credentials listed above. If the Inspector does have the proper credentials, it is very important to ensure that his Insurance Policy specifically covers Septic Systems. Consult your Attorney to determine all details and EPA testing requirements prior to closing.
It is paramount to ensure that the individual who conducts the inspection is specifically licensed and insured. Most home inspectors who provide this service are not.
Although Holmes Inspection Service does not perform the actual inspection, we have aligned ourselves with the most reputable Septic Inspection Services throughout the state of New Jersey so that we may offer you significant discounts.
Basically, there are two types of inspections that can be performed:
- Dye Testing
- Open-Tank Inspection
Note - Although many mortgage companies will accept the basic dye test, it is important to note it is the least reliable.
The basic procedure for inspecting a septic system is the same for both the dye test and the open tank inspection:
Hydraulic Load Testing
Based on the size of the dwelling (# of bedrooms & baths), a certain amount of water will be run through the system to get it flowing. A licensed professional is the only one who can determine this information. All fixtures (tubs, toilets, sinks, Etc.) are tested to ensure adequate drainage.
If there is a drainage problem, the condition may be the result of one of the following:
- A clog,
- A problem with the piping/venting,
- A problem with the septic tank, or
- A problem with the distribution box, leaching field and/or pit.
Dye Test
If a dye test is being conducted, a non- staining dye will be flushed down the toilet and/or other fixtures so that any back pressure can be observed. If any dye remains in the fixture, this is an indicator that the system is not properly accepting the "waste" (as mentioned above).
Probing
The next step will be to probe...
- The Septic Tank area,
- The leaching field and/or pit area to determine excessive saturation, odor and/or visible effluence.
The leaching field and/or pit area is the most significant part of the septic system. The waste that enters the septic tank is piped to this area so that proper drainage/storage can occur. If the leaching field and/or pit area is not draining properly the area may be excessively wet and/or have a distinct septic odor.
In some cases, the Tank, field and/or pit may be located too deep to determine any reliable information. A simple dye test will in most cases only determine the proper drainage of the plumbing fixtures into the septic tank. In order for the dye to appear in the leaching field and/or pit area it must make its way through the septic tank.
In some cases, dye may be detectable in the field and/or pit area once it is probed. If this occurs, it usually means that the system is in a state of malfunction.
The inherent problems with the dye test are:
- The dye might not make it to the field and/or pit area.
- The tank, field and/or pit may be located too deep.
- The soil is very hard or frozen, making probing very difficult.
Open Tank Inspection
Considering the cost of replacing and/or repairing a septic system, the open tank inspection offers much more information to the inspector so that he can make a more informed decision. In most cases, the same procedures for the dye test will be used. The significant difference is the fact that the actual septic tank is located and uncovered. (there is usually a lid about a foot under the surface). Once the tank is uncovered the inspector is in a position to observe for any indications of a malfunction.
In some cases, the level of the waste water in the tank is much higher than the outlet pipe opening that directs the waste water to the leaching field and/or pit area. This condition may indicate that the field and/or pit area is not properly accepting the waste. In other cases, there may be a problem with a clog and/or the distribution box (routes waste water to leaching field piping). Once the level of water and waste in the tank is determined the inspector will pump out the system so that he can ensure the proper operation and integrity of all the baffles (openings that allow drainage from the dwelling).
Other advantages to the Open Tank inspection include:
- Determining the type of septic tank. Metal tanks were discontinued around 1963 and usually need to be replaced.
- In some cases, the inspector may find a Cess Pool (no leaching fields or pits). If the system turns out to be a Cess Pool, once it malfunctions it cannot be replaced with another Cess Pool. Most municipalities will require it to be totally upgraded to a currently approved Septic system.
Considering the cost of replacing or repairing a septic system, it is penny wise and dollar foolish to conduct a dye test when other more in-depth inspections are available.