It is possible to sell a house with a septic tank if you are aware of Septic tank regulations that came into force in 2015 and your septic tank is compliant. If your septic tank system is not compliant, we can still help.
Septic tanks are also known as waste treatment tanks. In this article, we will cover whether to sell a property without upgrading a septic tank.
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Can I Sell a House With a Septic Tank?
Absolutely! Many rural homes rely on septic systems, and they’re no barrier to a successful sale. The key is understanding the regulations and being upfront with potential buyers.
How does a septic tank work?
Rural properties that do not have a connection to the main public sewer system require a septic tank. As a septic tank system requires a large area, it is common for part of your septic tank to be under a neighbouring property, particularly if you have a small garden. Sadly, this can lead to disputes when it comes to any repairs or maintenance issues of a shared septic tank.
Septic tanks can be either single or multi-chambered and utilise gravity to separate the solid waste from liquid waste that flows into it from your property.
Oil and grease, along with lighter solids, float the surface and form a ‘scum’ layer, whereas the heavy solids sink to the bottom of the tank, where they are partially broken and digested by aerobic bacteria. This solid part is called a ‘sludge layer’. Finally, the remaining liquid suspended between these two layers flows out of the tank into a second settlement chamber (if there is one) and then into either a soakaway or a drainage field.
Septic tanks require regular emptying regularly, which, depending on usage and efficiency, could be once every three months or every six months. This is an additional cost that can put off most buyers.
What Are the New Septic Tank Rules?
Since 2020, septic tanks in England and Wales must not discharge directly into waterways. Instead, they should use a drainage field or soakaway system. If your tank doesn’t comply, you’ll need to upgrade before selling.
Before putting your house up for sale, you must check if your septic tank complies with General Binding Rules: small sewage discharge to surface water. These new rules mean that your septic tank must not discharge wastewater into a water course. Instead, you should use a soakaway or a drainage field or invest in a sewage treatment plan.
If you are selling a home with a septic tank that discharges into a watercourse, your buyer will insist that you pay for an upgrade to make your septic tank compliant. This could be a huge expense on your part without a guaranteed sale.
Equally, your failure to meet with General Binding Rules can lead to enforcement action being taken, which could result in a substantial fine and or prison.
How to Prepare Your Septic Tank for Sale?
- Get an inspection
- Gather maintenance records
- Make necessary repairs
- Ensure compliance with current regulations
What information should you disclose to your buyer?
It is your legal responsibility to be honest and truthful under Consumer Protection from Unfair Trading Regulations, otherwise known as CPRs. If you deliberately hide information or your failure to disclose a material fact that could have resulted in a buyer not buying a property, then you could be sued.
It is your responsibility to inform your buyer of the presence of a septic tank and provide a detailed specification, including:
- Where is the septic tank located?
- A description of the septic tank and its drainage system
- Any changes or repairs made to the system
- Details of regular maintenance
- Does it have any problems?
- The age of the system
- When was it last emptied?
Preparation is key, so prior to selling, keep a record of all documentation relating to repairs or maintenance carried out to give your prospective buyer confidence.
Homebuyer’s drainage survey
A faulty septic tank can be very expensive to replace or repair. Your buyer is likely to get a homebuyer’s drainage survey, which isn’t covered as part of a standard building survey. This checks the condition of your septic tank by emptying it to give the surveyor a clear view. It will also identify any issues, such as whether it meets current regulations, and identify any problems or damage.
A faulty, outdated, or non-compliant septic tank can dramatically reduce the interest in your home and, therefore, make it difficult to sell. Could selling to a ‘We Buy Any House’ company like Property Saviour be the solution?
What Information Must I Provide to Buyers?
You’re legally required to inform buyers about your septic system in writing. This should include:
• Location of the tank
• Type of system
• Maintenance requirements
• Any recent repairs or upgrades
How often should a septic tank be emptied?
Typically, septic tanks need emptying every 1-3 years, depending on usage and tank size. Regular maintenance keeps your system running smoothly and can prevent costly repairs.
Can I sell my house if the septic tank needs replacing?
Yes, but it might affect your sale price. You have a few options:
- Replace the tank before selling
- Offer a price reduction to cover replacement costs
- Sell to a cash buyer who’s willing to take on the work
We have been quoted £30,000 as a ballpark figure, including VAT, for a typical 3-bed semi-detached property. It could be much higher depending on the findings of the drainage surveyor.
Often, if your property has a shared septic tank with neighbouring properties, then all neighbours must agree to use a particular supplier, accept their quotation, and agree on the location of the septic tank, particularly if part of the current septic tank is under the boundary of another property, arrange installation, approve installation is successful and finally pay the installer.
This is far easier than done as, from experience, it can lead to disputes or disagreements, resulting in frustrating delays.
What happens during a septic tank inspection?
An inspector will:
• Check the tank’s condition
• Assess the drainage field
• Look for signs of leaks or damage
• Ensure compliance with current regulations
Tips for a Smooth Sale
Remember, a well-maintained septic system can be a selling point for your property. It shows you’ve taken good care of your home and can give buyers peace of mind.
• Be transparent about your septic system from the start
• Consider getting a pre-sale inspection to avoid surprises
• Keep detailed maintenance records to reassure buyers
• Understand your legal obligations as a seller
Even if one opts for a dedicated septic tank, this could alienate the neighbours, who might not be too happy as their share will now be larger towards a shared septic tank system. This can result in expensive litigation covered by their home insurance provider. Most owner-occupiers have a legal expense cover.
Until this issue is resolved, the property is unmortgageable.
Why Choose Property Saviour?
At Property Saviour, we specialise in buying problematic properties, including those with septic tanks. We’re real cash buyers, meaning no banks or bridging loans involved. We’ll make you a fair offer based on your property’s current condition – no need for expensive upgrades or repairs.
Plus, we’re fast. While estate agents might take months to find a buyer willing to take on a septic tank property, we can complete the sale in as little as 10 days. And remember, the price we offer is the price you’ll get – no hidden fees or last-minute price reductions.
Property Saviour Price Promise
- The price we’ll offer is the price that you will receive with no hidden deductions.
- Be careful with ‘cash buyers’ who require a valuation needed for a mortgage or bridging loan.
- These valuations or surveys result in delays and price reductions later on.
- We are cash buyers. There are no surveys.
- We always provide proof of funds with every formal offer issued.
We'll Pay £1,500 Towards Your Legal Fees
- No long exclusivity agreement to sign because we are the buyers.
- You are welcome to use your own solicitor.
- If you don’t have one, we can ask our solicitors for recommendations.
- We share our solicitor’s details and issue a Memorandum of Sale.
Sell With Certainty & Speed
- Our approach is transparent and ethical, which is why sellers trust us.
- 100% Discretion guaranteed.
- If you have another buyer, you can put us in a contracts race to see who completes first.
- Complete in 10 days or at a timescale that works for you. You are in control.
Our cash offer will be made subject to a survey and a viewing, which we will pay for. There are no deductions, estate agent fees or solicitors fees. We will pay £1,500 towards your legal costs, too. The sale will be completed within 2-3 weeks, depending on how quickly your solicitor can send contracts to our solicitors.
The benefit of you accepting this offer is that you get to walk away and let us deal with the risks and joys of dealing with a septic tank replacement.
If you are ready to make a fresh start, make an enquiry to see how we can help. All calls are 100% confidential, and it costs nothing to find out more.
