Selling a House with a Septic Tank: A Complete Guide (2024 Edition)

Selling a house can be difficult at the best of times but add a septic tank into the mix and it can become a little harder. That’s not to say that selling a house with a septic tank is impossible, far from it. It just isn’t something many buyers may have thought they would encounter.

In this blog, we cover all there is to know about selling a house with a septic tank so you can still achieve the property sale you hoped for.

What is a septic tank?

A septic tank is a unit that handles all waste water from a property that is not connected to the local sewerage supply. This would include water from your kitchen and toilets as well as any sinks and baths. Commonly found at properties that are more than 50 metres from a sewer, they are thought to be in use at approximately half a million houses.

Selling a house with a septic tank will require you to be aware of a few things, especially since someone else will be taking over its use if you sell the house. Specific laws are in place relating to the use of septic tanks, more of which we will go into in this blog. Should you have a contractor collect your waste from a septic tank every 3-5 years, you may not have to worry about some aspects of those laws as none of your water is going into rivers, ponds or streams.

Can you sell a house with a septic tank?

You can, you just have to make sure you follow the specific rules. Known as The General Binding Rules for Small Sewage Discharge, you have a responsibility to ensure that your septic tank does not discharge waste directly into a watercourse and that the potential buyer of your home knows all about your septic tank. A failure to follow these general binding rules can result in a fine issued that has no set limit. Furthermore, you could also be asked to cover the costs of a clean-up of the spoiled area.

What do you need to disclose if selling a house with a septic tank?

As per the General Binding Rules for Small Sewage Discharge, you must inform any potential buyer that your property is a home that is off mains drainage. In writing, you must inform them that sewage discharge is in place. Within this notice, you must include:

• A description of the septic tank and the drainage system including how old it is.
• Details of any changes made to the septic tank and drainage system.
• Any maintenance records
• A maintenance manual if there is one and full details of how the plant should be maintained.
• Information detailing the locations of the treatment plant, the drainage system and the discharge point.

Septic tanks require emptying and it would be worthwhile to show a potential buyer that this has been done recently. Not only will they feel more comfortable knowing it is empty, but they will also feel more confident in its longevity if it has been regularly emptied. It could be suggested that keeping a receipt of your empties would be worthwhile to further enhance your credibility of being responsible although there is no requirement for you to do this.

What are the laws for having a septic tank?

In January 2020 the laws for septic tanks changed to help give some more protection to wildlife, people and the natural ecosystem. These General Binding Rules, as we mentioned above, carry an unlimited fine so it is wise to keep on the right side of them. They can be complex and vary for different installations. You can find which specific apply to you on this page at the Government website.

These laws made it illegal for wastewater to drain into any river, pond or stream. Whilst great for the environment it made things tricky for some homeowners. Many septic tanks were now out of date and not compliant. Everyone with a septic tank that didn’t comply was given one year to update their systems to make them compliant. If it has not yet been done, the unlimited fine could be forthcoming.

What can I do if my septic tank doesn’t comply with the new rules?

In some cases, you may be able to connect to the main sewage network if there has been development in the area, but this is often unlikely. This leaves you with two options to make yourself compliant. You can install a new septic tank that follows the 2020 rules, or you could look at diverting the wastewater.

New septic tank

Installing a new septic tank that focuses on more modern methods than the tank you originally had. This allows the water to be treated and then, when discharged, it's safe for draining into water sources like a river. This keeps you compliant with the laws as you’ll not be polluting. This can’t just be any septic tank though. It must comply with BS EN 12566-3. This certification means that pollutants are being reduced but not eradicated. Also, look for 20:30:20. This measures the effluent standard of the septic tank and is required by the Environmental Agency.

Diverting the watercourse

This option isn’t likely to be one you can take, but it might be. If you have spare land that can be used specifically for drainage, diverting the wastewater may be a possibility. Diverting the water into natural soils allows it to be broken down by the composition of the soil. This is a slow process and can only be done in certain areas. Land must not be a Groundwater Source Protection Zone, and it will also need to be tested for its suitability and ability to absorb materials.

This is a time-consuming, and often expensive way to process wastewater so it is often best to install a new tank instead.

How can I find out if my septic tank is compliant and in good condition?

You want a potential buyer to feel confident in making an offer on your home and not having sufficient information could delay that happening. A survey conducted by the buying party will uncover some information, but it only scratches the surface and could see them require more in-depth and costly investigations.

It would pay off for you to take the lead here and keep the buyer keen by having all the information ready to hand. You can book a drainage system survey with a specialist who can then find what may need changing, what is already compliant and what the general condition of the septic tank is. This then allows you to fix any problems before offers are made, or at least inform the potential buyers of what may be ahead of them.

The survey will uncover:

• A full plan of the drainage and where it runs.
• Information relating to the make and type of septic tank.
• Where the system drains to.
• Whether any work is needed and how much it may cost.
• Whether the septic tank complies with regulations
• The condition of the pipework and the tank.

The tank should be emptied at this time too as it will enable a clearer view of how the tank operates.

Is the septic tank the responsibility of the buyer or seller?

This is down to you. Proving the septic tank has been well maintained and is compliant with regulations will encourage buyers to make an offer without lowering their price. If you advertise the property stating that work needs to be done on the septic tank, you may receive a lower offer.

Much will also depend on whether you are selling the home as a renovation project or as a home that’s ready to go. If selling the home as a “fixer-upper” some buyers will approach the property knowing there is work ahead, but that once done, they may be able to sell for a profit.

Uncovering problems with a septic tank can take time and potentially be costly to resolve. If you are looking for a way to sell your house fast, issues with the septic tank could slow down your progress. Unless you speak to Bettermove. Our team can buy your home, regardless of whether your septic tank is compliant with the law or not. We work to your timescales, allowing for your home to sell in as little as seven days, or longer if you prefer. As cash house buyers, we ensure that the offer you are made is the amount you receive, allowing for a complete worry-free sale. What’s more, there is no cost. When you sell with Bettermove, you sell your house for free. No hidden charges, no legal fees and no surprise costs. Contact us today to find out more.