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Septic systems are underground onsite wastewater treatment structures that use a combination of natural and technological processes to treat wastewater from household plumbing produced by bathrooms, showers, kitchen drains,  and laundry. The process typically begins with solids settling within the septic tank and ends with wastewater treatment in the soil via the leachfield (end point of the system).

The system begins with the waste pipe exiting the structure and leads to a septic tank that is baffled and collects solids and transfers greywater through the tank to the leach field. The greywater exiting the tank goes to a distribution box (D-box) where the one pipe feeding it from the tank is discharged to multiple discharge pipes that lead to a leach field where the water is filtered into the ground.

Some key points to know about these systems.

• Every septic system will fail and needs to be replaced, as the greywater that feeds the leach field has microscopic solids that will clog the filtration bed of the field, requiring replacement. $40,000 or more is not out of line to replace the leachfield.
• You may have someone saying their system was replaced; you need to obtain this documentation, as their definition of “system” may just be one component of the system, say the D-box or the leachfield. Items that were not replaced will likely need replacement in the future so do not accept verbal documentation; request the actual quote and invoice for the septic work, including permits.
• Request copies of the pump-out receipt for the tank. The larger the dwelling and the number of occupants, will be pumped out. You can request the owner contact their septic pump company and request records for several years TO VERIFY THE FREQUENCY. More frequent is better than less.
• Septic inspection is a recommended part of buyer due diligence New Jersey Septic Inspections, LLCNJ Septic Inspections, LLC, is one such company that we have found to be reasonable and professional.
• Repairs to a system can require local and county permits and can take weeks, likely delaying settlement.

Generally speaking, it is cheaper to be connected to a Municipal Utilities Authority than owning a septic system.

If you do not have a septic system and are connected to city sewer. Sewer line scopes are very popular and money-saving. Rarely do people replace their septic line. Even insurance offered for these lines does not afford coverage to replace the whole line, they will typically cover just a broken section, which is typically found via sewer scope or other camera inserted into the line. The rub with this is that lines can have systemic issues, meaning if there is a break in one section, other breaks may be forming in oth
ers. These repairs are bandages on a larger problem.

Roots, settlement, age, and usage compromise sewer lines. Nothing lasts forever. We find that the plumber will snake a sewer line for the homeowner annually to remove roots that have invaded the pipe. These lines clearly indicate that services are masking a larger problem, which is that the sewer line needs replacement. A sewer line replacement can cost $10,000 plus or minus, so you can see the advantage of having a sewer line scope. Finding a damaged sewer line during your due diligence has a high rate of return if you compare the cost of inspection against sewer line replacement.

 When a property is not connected to a public sewer, it relies on a residential wastewater system, commonly called a septic system. For real estate transactions, that detail matters more than many people realize, because septic systems come with maintenance responsibilities, inspection requirements, and potential repair costs that can affect a sale. 

 Whether you are listing a home, preparing to buy, or getting ready to sell, understanding the basics of septic systems can help prevent surprises, protect your client, and keep the transaction moving smoothly.

How a Septic System Works. 

A septic system is designed to collect, treat, and dispose of household wastewater on site. In a typical setup, wastewater flows from the home into a septic tank, where solids settle and liquids move on to the drainfield for further treatment in the soil.

 Because the system works underground and out of sight, many homeowners do not think about it until there is a problem. That is why real estate professionals should be prepared to explain that septic systems are not “set it and forget it” features — they require regular care and routine pumping. 

Why septic systems matter in real estate.

A septic system can have a direct impact on home value, buyer confidence, and closing timelines. Buyers may be unfamiliar with the responsibilities of septic ownership, and sellers may not always have clear maintenance records available.

 For that reason, septic systems should be treated as a major part of due diligence. A professional inspection can reveal whether the system is functioning properly, whether maintenance has been done on schedule, and whether there are any hidden issues that could affect the sale. 

What realtors should ask for.

For agents representing sellers or buyers, it helps to gather key septic information early in the transaction. Important items include pumping records, repair history, inspection reports, and any available documentation from the original installation.

t is also helpful to confirm:

• Whether the property is on sewer or septic.
• The location of the tank and drainfield.
• The date of the last pump-out.
• Any known repairs, failures, or upgrades.
• Whether the system has been inspected recently.

 Having this information upfront can reduce surprises, support better pricing, and make disclosures more complete.

What buyers should know.

For buyers, owning a septic system means taking on a system that needs regular attention. That includes pumping on the right schedule, limiting excess water use, and being careful about what goes down drains and toilets.

Buyers should also understand that septic systems can be costly to repair or replace if they fail. At the same time, a well-maintained system can serve a home reliably for years, making it a perfectly manageable part of homeownership when handled properly.

What sellers should prepare.

Sellers can help a transaction go more smoothly by organizing septic records before the property is listed. If the system has been pumped, serviced, or repaired regularly, those records can become a selling point rather than a concern.

 If records are missing, sellers should not wait until an issue comes up during inspection. A pre-listing review of the system can identify concerns early and give everyone time to address them before the deal is at risk. 

Best practices during a sale.

The strongest septic transactions tend to follow a few simple best practices:

• Confirm whether the property is served by septic or sewer.
• Obtain a professional inspection during the transaction.
• Review pumping and maintenance records.
• Educate the buyer on basic system care.
• Make sure any known issues are disclosed early.

 This approach helps protect all parties and gives buyers confidence that they understand what they are purchasing.

At Curren Environmental, we understand how important septic systems are in residential real estate transactions. If you are involved in a property transaction and need septic guidance, it is worth addressing early. A little due diligence upfront can save time, money, and stress later.