It’s an unusual but very busy time for local real estate. Buyer demand is high, but inventory is low, which means homes are selling quickly and for top dollar. In today’s environment, buyers are focused on obtaining a mortgage and beating out other offers, sellers are worried about their next move, and everyone is concerned about health and safety.

With so much to think about, details like a well and septic inspection can be overlooked until closing time. But waiting until the last minute can quickly turn into a headache for not only the buyer, but also the seller. Here are just a few reasons why sellers need to make this inspection a priority.

What is a well and septic system?
According to the Environmental Protection Agency (EPA), more than one in five U.S. households relies on some sort of septic system. A septic system is an underground wastewater treatment system that is commonly used in areas without centralized sewer systems. Most rural homes with septic systems also have a well that provides water for daily use. The EPA says more than 15 million homes rely on private wells for drinking water.

Are well and septic inspections required?
Nathan Foote of Health Services Expeditors says that just like a home inspection, a well and septic inspection is a critical step that protects both buyers and sellers. While he suggests a well and septic inspection for most properties, an inspection is actually required in certain counties.

“Ingham and Shiawassee counties have mandated point-of-sale programs, which means that all wells and septic systems in those counties are subject to health department inspections before a sale can close,” he said. “Other counties, like Clinton, Jackson, and as of 2018, Eaton county, do not have these mandates in place.”

In counties where an inspection is not mandatory, a lender will typically still require one, and if not, a buyer or seller will need to request one.

What happens during the inspection?
During a well and septic inspection, the inspector tests the water system and checks it for volume and pressure. They make sure the well is properly constructed and compliant, and they run water tests for things like bacteria, nitrate, and arsenic, depending on county requirements.

The inspector also looks at the pumping equipment and conducts a thorough plumbing survey to see how the water is getting in and where it is ending up. He/she also draws a detailed diagram showing the location of the well, the septic tank, the lid of the tank, and the drainfield.

“We also check the condition of the drainfield,” said Foote. “Is it functioning? How old is it? And the septic tank will also likely need to be pumped at this time, especially if it has not been done in the last 3 years.”

Once the inspection is complete, the inspector turns the report in to whoever made the request – the county, the lender, or the buyer/seller. Once turned in to the county, the health department reviews the report and determines if the system is approved or not. If not, the parties will need to work with the county to take corrective actions.

Why is this inspection important?
Foote says it’s beneficial for all parties to get a well and septic inspection taken care of as soon as possible, and he suggests REALTORS^® and their sellers have a conversation about it at the time of listing.

“In mandated counties you’ll need to have it done anyway, but getting it taken care of early means you’ll have all your information ahead of time to avoid any delays,” he said. “Having an inspection done early is especially important if the system is 20-30 years old. These systems could be near the end of their life expectancy and may need some attention, or even replacement.”

Foote says it’s also important to have the inspection done early because if repairs are needed, it can be costly.

“There is a potential for a big equity loss that no seller was planning on,” he said. “These systems are major, big-ticket items. A reasonably priced replacement well is now about $6,500-$7,500, and a new drainfield/septic system can run anywhere from $7,500-$25,000. You don’t want that kind of issue popping up at the last minute.”

How much do these inspections cost?
Foote says a well and septic inspection in a non-mandated county is about $350. In a point-of-sale county, inspections typically run between $650-$800 for the inspection process and lab fees from those on the approved list of inspectors.

The cost to pump a septic tank is typically $275 for a 1000-gallon tank, and $375 for a 1500-gallon, two-compartment tank. This normally includes the digging/opening charges.

Repairs, if needed, can vary drastically, and while the responsibility for repairs typically falls to the seller, it depends on negotiations.

In counties with a point-of-sale mandate, the health department provides a list of certified and approved inspectors, but it’s important to use an experienced, trusted professional, so do your research and ask around for referrals.

“The good news is that once you get an approval letter from the county, that inspection is good for one year,” Foote said. “As long as your house sells within that year — which typically isn’t an issue in today’s market — you are covered. If for any reason it takes longer than a year, both Ingham and Shiawassee county offer one-year extensions for under $200, as long as nothing drastic has changed with the property.”

If you are thinking of selling your home, enlist the help of a professional, local REALTOR® who has experience with these systems and can help walk you through the process. For a list of area agents and inspectors, visit the Greater Lansing Association of REALTORS® website at www.lansing-realestate.com.