Buying or selling a home with a septic system is a different transaction than one connected to city sewer. The septic system is underground, largely out of sight and can be one of the most expensive things to repair or replace on a property. A proper inspection before closing protects everyone involved and keeps the transaction moving forward without surprises.
Oasis Septic provides real estate septic inspections for buyers, sellers and realtors throughout Austin and Central Texas. We pump the tank, inspect every component and give you a clear written report.
A proper septic inspection requires opening the tank, not just walking the yard. We locate and uncover the access lids, pump the tank completely and inspect the interior while it’s empty. Here’s what we check:
The tank itself: we look at the structural condition of the walls and floor, check the inlet and outlet baffles and note any cracks, damage or signs of deterioration that would only be visible with the tank pumped out.
The drain field: we check for signs of saturation, surface discharge or failure. A drain field that’s backing up will often show wet or spongy ground, odors or unusually green grass in the area above it.
System components: for aerobic systems we check the air pump, floats, spray heads and alarm to confirm everything is functioning as it should.
After the inspection we put together a written report documenting what we found. The report covers the condition of the tank, the components and the drain field along with any items that need attention before or after closing.
Some inspectors will offer a septic inspection without pumping the tank. We don’t.
A full tank is full of murky water and effluent. With the tank full you cannot see the floor, the lower walls or the condition of the baffles. Fractures in the bottom of the tank, root intrusion and structural deterioration are all things that go undetected in an unpumped inspection. You could walk away from closing thinking the system is in good shape and find out a year later that the tank needs to be replaced.
Pumping the tank gives us a clear view of everything. It also means the buyer starts out with a freshly pumped system on day one of ownership which is a reasonable thing to ask for in any transaction.
Texas state law does not require a septic inspection for real estate transactions but your lender may. FHA and VA loans both require the appraiser to check for visible signs of septic failure. If the appraiser flags anything such as wet spots, odors or surface discharge, a full inspection by a licensed professional is required before closing. Conventional loans don’t always require a septic inspection but most real estate contracts in Texas include it as part of the option period for good reason.
If you’re not sure what your lender requires check with them before the option period begins. It’s better to know upfront than to be scrambling at the end of the option window.
If you work with properties on septic systems in the Austin area we’re a resource worth having. We turn inspections around quickly and understand that your clients are working against deadlines.
A few practical things worth knowing:
State clearly in the Special Provisions section of the contract what type of inspection is being negotiated and who is responsible for the cost. A clear line like “Seller to provide Buyer an in-tank septic inspection with pumping during option period” removes ambiguity and protects both sides.
The TAR Form 1407 “Information About On-Site Sewer Facility” is the standard disclosure form for properties with septic systems in Texas. Make sure it’s completed accurately before listing.
If you have a client on an FHA or VA loan verify the lender’s specific requirements before scheduling the inspection. We’re happy to provide documentation in whatever format the lender needs.
There’s no Texas law that dictates who pays. It’s negotiable in the purchase contract. Buyers typically pay when it’s lender required. Sellers who pay for a pre-listing inspection often use the clean report as a selling point and can avoid last minute negotiations over septic issues during the option period.
Most residential inspections take between two and three hours depending on tank size, access and system type. We’ll give you a realistic time estimate when you schedule.
We document what we find and explain what it means in plain language. Minor issues like a missing riser or a worn baffle are straightforward repairs. For more significant findings, we give you the information and let the parties work from there.
We understand that real estate transactions move fast. Contact us with your timeline and we’ll do our best to accommodate it.