A septic system is how household wastewater — be it from your shower, washing machine or loo — is disposed of and treated in areas without the ability to connect to sewers.
If you live in a built-up area like a city, your household wastewater trickles into the sewer and you can just forget about it. However, those living in rural areas of the UK often don’t have that luxury and instead rely on septic systems.
There are three main types of septic systems. Let's take a closer look at each.
Septic tanks
Made from concrete, metal or heavy plastic, septic tanks can hold up to 2,000 gallons of wastewater and last for as much as 30 years.
Once wastewater enters a septic tank, the solids sink to the bottom and grease and oils float to the surface and become scum. In the middle is a clear liquid called effluent.
Then the magic begins as bacteria break down the solids into sludge. The liquid effluent flows out of the tank into the drainage field, where a series of pipes spread it into a bed of soil and gravel for further treatment.
Nature then takes its course, as the soil filters and removes contaminants. Treated wastewater then gradually returns to the groundwater below.
Learn more about what a septic tank is and how it works.
Sewage treatment plants
Domestic sewage treatment plants are a bit different than septic tanks. They collect raw wastewater in a tank, where it is aerated. This process separates the solids from the liquids and treats the effluent. Treated wastewater is then safely discharged into the environment.
Treatment plants are often found on smaller rural properties. That's because they treat effluent before releasing it into your garden or watercourse, reducing the need for a large drainage field.
Learn more about what a sewage treatment plant is and how it works.
Cesspits
Cesspits, also known as cesspools, are often found in rural or remote areas where septic tanks or sewage treatment plants are not feasible options.
These underground tanks collect wastewater but do not treat or discharge it. Instead, they hold the wastewater until a specialised septic company empties the tank. Cesspits require frequent emptying to prevent overflow.
Rewatec domestic septic tank from Premier Tech.
Like anything you inherit in a new home, buying a house with an old septic system can lead to a headache.
There’s every chance the old septic system you’ve acquired from the previous owner might be poorly maintained, poorly designed or in need of replacement.
These problems can land you with an unwanted bill. And it isn’t just your bank account that you need to consider.
A failing septic system can harm the local environment and the health of you and your family.
If you buy a residence with an old septic system, do your homework and ensure that it has been properly serviced and maintained. When in doubt, reach out to Premier Tech Water and Environment for a septic inspection or a free site visit.
What about buying a house with a shared septic system?
You may find that your dream home’s septic system is located on a neighbour’s land.
A shared system means shared costs — and also shared responsibility.
While splitting bills may seem appealing, deciding who does what can become a flashpoint with your neighbours.
Before you move, your first step should be to check if there are any agreements on how the costs of service and maintenance are divided. If there is nothing on paper, it's sensible to put a formal agreement in place to prevent any disputes down the line.
To avoid disagreements about responsibilities, consider using a professional service provider like Premier Tech to oversee maintenance. This can help ensure smooth and fair management of the shared septic system.
Easement rights with shared septic systems
If your septic system is on your neighbour's land, you'll need easement rights to access it.
Easement rights are legal permissions granted to you, your neighbours or professional maintenance firms such as Premier Tech. These rights are crucial, as they allow you to perform necessary maintenance and repairs on the system, even if it is not on your property. Without them, you may face difficulties accessing the system when needed.
Typically, easement rights are documented in the property deeds. If they are not, you can ask a solicitor to draft them for you.
Even with easement rights in place, it's good practice to notify the property owner at least one week before accessing the site. This helps prevent misunderstandings and allows the landowner to make any necessary arrangements.
Old and failing septic system requiring replacement.
This is a no-brainer.
It doesn’t matter if you are buying a house with a septic tank, sewage treatment plant or cesspit, the answer is a resounding yes.
You wouldn’t consider buying a home without a building survey, so a pre-purchase inspection should be a prerequisite for anyone taking on a property with a septic system.
If you're planning to buy a rural home and need a septic inspection, contact Premier Tech to arrange a site visit. Our team can assess the condition of the system and help ensure you’re making a well-informed decision about the property.
What does a pre-purchase septic inspection determine?
Think of a septic inspection as an MOT for the property's system.
Just as a garage checks your car, a septic inspector looks at how well the system is working and determines whether any maintenance or repair work is required.
The goal is to provide you with a full picture of the health of the system, including its:
- overall condition
- structural integrity
- problems like leaks and blockages
- need for future repairs
- maintenance history
- regulatory compliance
- potential lifespan
What happens during a septic inspection?
When you choose Premier Tech for your septic inspection, a trained technician will visit the property to carry out an assessment of the system.
The inspection begins with an evaluation of the system’s overall condition. The technician then conducts a detailed examination of all system components to identify any faults, leaks or signs of damage. From there, they check the distribution system for clogs or damage that may affect wastewater flow.
The technician pays special attention to the drainage field, checking for any pongy smells or signs of saturation. These are telltale signs that the septic system has failed.
After the inspection, you will receive a comprehensive report from Premier Tech within a week.
How much does a septic inspection cost?
A septic inspection costs a lot less than buying a house with a failed system that needs to be replaced.
True as that may be, you're probably wondering about the actual price of an inspection. The cost generally starts at around £200 and varies depending on the type of septic system and any additional reports that you may require.
Remember, if you plan to invest in a rural property, an inspection is money well spent. It raises the early flag on issues which could prove costly — and it could save you cash in the long run.
Who pays for a septic inspection when buying a house?
Much like a building survey, you, the prospective buyer, are typically responsible for paying for a pre-purchase septic inspection. This cost is part of your due diligence to ensure the property's septic system is in good working order.
There may be exceptions, such as when a seller offers to cover the cost as an act of goodwill. In other cases, a seller might agree to split the cost, especially if the inspection reveals issues that need addressing.
However, it’s important to note that these scenarios are exceptions rather than the rule. More often, the responsibility falls to you, the buyer.
Pre-purchase septic inspection from Premier Tech.
Yes, you can still buy a house if its septic system fails inspection.
However, if the system is found to be non-compliant during the sale, the seller must legally replace it before the property changes hands.
If the septic system is not replaced, the cost of a new one and its installation should be deducted from the property's sale price.
That's why a septic inspection is so important. If you don’t arrange an inspection prior to taking on the deed, you may find yourself liable for the full cost of replacing a non-compliant system.
If you already find yourself in this situation, don't panic. Contact Premier Tech for advice on how to proceed.
In many cases, we can make your existing system compliant simply by adding a secondary treatment system, such as our Ecoflo biofilter.
What are your responsibilities after buying a house with a septic system?
If you buy a residence with a septic system, you become solely or jointly responsible for ensuring compliance and for arranging inspections, maintenance and repairs. This responsibility begins as soon as you take possession of the property.
Your system must comply with the UK's General binding rules for small sewage discharges (SSDs).
It must also have been installed by a professional installer, such as our team at Premier Tech.
Regular maintenance
After you buy a house with a septic system, there are a few steps you need to take to keep it ticking along.
First, if you have a septic tank, make sure you have it pumped annually, depending on use. Neglecting this can lead to clogs in your system and — worst case scenario — a failure that spills wastewater into your garden or fields.
Next, have your septic system regularly checked. Legally, a septic system must be serviced each year, or in line with the manufacturer's guidelines. This upkeep is vital as it ensures any small faults can be fixed before they spiral into bigger, costlier issues.
Premier Tech can oversee all of your maintenance needs. This includes inspecting your tanks for leaks, checking electrical components, measuring sludge levels and addressing potential issues like obstructions in your drainage field.
Proper care
While it's important to hire professionals for pumping and maintenance, there are also things you can do at home to optimise your system's performance.
Remember, only flush human waste and toilet paper. Items like wet wipes, grease, oils and high-strength chemicals can harm the bacteria in your septic system or cause clogs.
Permits and approvals
In the UK, General Binding Rules were implemented in 2020 and updated in 2023 by the Environment Agency. These regulations prohibit septic tanks from discharging wastewater directly into rivers, streams and other watercourses due to the risks it poses to public health.
If you buy a house with a septic tank that discharges into surface water, you will need to upgrade it. This typically costs between £8,000 and £15,000, including both the product and installation.
You might avoid an upgrade by obtaining a permit, officially known as a consent to discharge. However, these permits are now rarely approved as the government puts greater emphasis on improving treatment systems and reducing direct discharges into surface water.
Inside a clogged septic system that has failed inspection.
Septic systems, and the rules and laws around them, may seem complicated.
There are environmental and legal factors to consider, from proper wastewater drainage to septic easement rights and general binding rules.
So do your homework before you buy a property with a septic system. Council local environmental health officials are a good starting point, as are environmental consultants. Both have experience in dealing with septic compliance.
If you're looking for another option, give us a call! Premier Tech has helped thousands of rural home buyers just like you to navigate the ins and outs of septic systems. From inspections to installations, we can make your purchasing process as painless as possible.
Conclusion: Should you buy a house with a septic system?
Yes, buying a house with a septic system can be a great choice!
While transitioning from urban living might be an adjustment, remember that 500,000 people in the UK successfully manage septic systems with the help of maintenance and drainage professionals.
Do your research. Consider the costs of regulatory compliance and ongoing service. Septic systems require regular maintenance and eventually need replacement, which can be expensive. Factor these costs into your purchase decision.
To minimise your risk, get a pre-purchase septic inspection from Premier Tech. Our report will give you a clear understanding of the system's condition and help you avoid unwanted surprises.
