Septic v. Sewer
Hi. We are in the process of beginning to house hunt. Tired of townhome living. So many of the houses we are seeing that fit our needs and budget seem to be septic. My husband is dead set against a septic system, but I'm not so sure that they are all that bad.
any advice? Opinions?
Thanks.
GetOverYerself City water n sewer are the way to go.. Less headaches n surprises!! Having a new septic installed is both aggravating and expensive!! Been there n done that...
Mr. Tone Unfortunately if you want to live in the country, you will probably be on septic or even cesspool. (next part is part joke) And yes, if you decide to nurse at the government's sewer entitlement, it has less risk.
What's the risk? Septic can fail. Got pipes, tank, and fields. Sewer far less risky. Really just have pipes. New septic expensive. EPA type stuff makes it even more difficult and expensive and many a small-lot house has lost value as the raised septic bed ruins the look of the yard. Probably $10K to $20K.
Then again, my cesspool went 40 years or more that I know off and perhaps double that for what I don't know. I am not a small lot, got lucky in perk, and had no problem establishing a new field without the raised field for a new septic. Still around $15K, larger house though. Trust me I pump regularly but still know that the field could always fail.
strangerdanger We have maintained our septic for the past 30 years and never had a problem with it. We pump it out every 2 years and use RidX every month. Happy house hunting!!! Our house is for sale now. .
Mansfield mama Having lived in both types of houses l can say l much prefer public water and sewer. No septic tank to pump, or field to fail. No well pump to fail or well to run dry. As others have said it does limit your choices as far as location. Then again l don't mind living on a smaller in-town lot. Less yard to mow. ;)
Eperot Make sure you get the septic system inspected a cost you will need to pay for. Costs can be 2-3k and involves digging up a portion of the system, placing a demand on the system and inspection of the tank. A system 20-30 years old may not pass the inspection using today's septic insulation standard. If the system fails it is up to the seller to make a repair and or replacement $30-40k.
The city sewer also has potential problems with the pipe from the city connection to the home. That is the homeowner responsibility if the pipe failed because of age, trees, etc. Have the pipe inspected by running a camera down the pipe to see any potential problems, if a problem it is the seller dime.
The 2 items above are typically NOT covered by a home inspection.
The city sewer is more expensive on a monthly or quarterly bases based on the system it is connected to. Investigate the costs of the sewer and water when you calculate your monthly $$$. We pay on average $100 a month for both based on water usage.
Not in NJ Anymore To me the ideal set up is to have city water. I never had septic problems. Just make sure to pump regularly. Power outages don't effect septic's and city water.
Old Gent Power outages don't affect septic either as long as you have water in the toilet tank :>) Just gotta have a water source or fill those tubs before the big uns. :>)
We are in our house with Septic for 30 years. Or Septic has never received any attention such as pump outs, additives, really no attention whatsoever. Perhaps we have been lucky. Our Septic field is 80 ft. lower in altitude than our house,
MrsPipes It would be nice, and I would have preferred, to have municipal sewer and water service but it wasn't available where I wanted to live. Fortunately, no issues with septic or well. In some communities one or both of those services are also billed seperarely from your property taxes.
OnTheEdge Septics are fine until there is a problem, then money is the only answer. Sewers do not have problems. Your husband is right
eapos 
Brad2Just hope you are uphill from the sewer line or you will need a grinder pump to move everything uphill... if power goes out , hope the valves work or hello everyone elses poop, and no flushing (the grinder pumps may have a small reservoir, but that might only get you through a couple days).
I had city water/sewer in Hackettstown. No problems except for occasional water main work on the street. Now I have city water with my own septic - 1000 gallon tank should go for years before it needs to get pumped (I live by myself). I don't think the state laws down here make it as onerous as NJ to have septic systems dug/replaced if something does go wrong.
Mark Mc. 
HappyTeacher My experience with septic systems were negative at two properties. I would never purchase a house if the septic system was older than 10 years.
Definitely avoid a house if the septic system is pumping uphill.
Larry Darst 
justintime How could they not finance a house with septic if there's no sewer available? Conversely if there is available sewer they generally ban septics...
"I thought you could no longer finance a house with septic?"
You're probably thinking of underground oil tanks.
I don't know, I just remember running into trouble when we were looking at houses with septic. Don't remember why.
If your septic is a pump system you do need power to run it. Our septic inspection only cost about $400 or $500 and that was a complete inspection. Septic systems are a lifestyle change that is for sure... No antibacterial soaps, no garbage disposals, no feminine products brown the toilet, limited bleach use, etc... Research it on line and decide if it is something you want to do.
Also, if you buy a house with a septic, call the township to confirm that it was installed/ repaired when the seller said it was. Check for proper permits etc... This way you know that it was installed or repaired up to code. Do this prior to the inspection.
Jesse134 When we were looking for a house the first requirement I told agent was - city water and sewer. He ignored it. We started to see houses and discovered that many of houses he would show us had septic and/or pump. I told him that I will not see anymore houses unless they have city water and sewer. I just simply never wanted to add more to my list of responsibilities than I had to. I can tell you it was bugging him big way.
Lena Depends on weather you like development living out country living to me I like coming home to my huge hard where I can't see any neighbors meet the morning air in my under wear just take care off the septic and it will take care of you for many years
Aunt jemima I sold my house in Washington in 2015 and the buyers bank did not require an inspection of the septic system. We had it pumped every 2-3 years in the 28 years we lived in the home, we were the 1st owners. I provided the new owner with the past 10 years of pumping reports and they were happy and did not do an inspection.
I would never buy a house with a septic without having it tested! You got lucky, not in nj anymore!
skippy I bought my house (~20 years ago) and it has septic. I didn't give a lot of thought to it at the time and thankfully I haven't had any issues.
The one thing that does give me some comfort is if there was some sort of catastrophic failure, like a long term power outage, my system would work without issue as long as I had water to flush.
Being connected to a public system means if there was a long term power outage your house could be backed up with your neighbor's sewage. Not good! Unless you're into that sort of thing!
Joe M "Being connected to a public system means if there was a long term power outage your house could be backed up with your neighbor's sewage."
That's definitely inaccurate. Public systems don't depend on electric power.
Septic isn't the end of the world but it certainly has its share of really big risks. After you sign a contract on a house with septic, be sure you lawyer makes the contract 100% dependent on a stellar inspection of the system. A bad system will not only cost $20k+ as others said, the new septic and even the testing can devalue the house. Getting a new septic field can ruin parts of the existing property. You never know because it can also be fine for many years. Testing is the key, and a thorough investigation by a meticulous inspector is key. Choose the inspector carefully.
GC I grew up with public water and public sewer and it is not dependent on power. We went a week without power once, there was no sewer backup. You also still have water when the power goes out, which is convenient. If sewers backed up every time the power went out for any length of time it would never pass code.
"Public systems don't depend on electric power."
They do if there are lift stations. It can't be downhill for everyone.
I don't recall any public sewer backups during the Sandy power outage. If sewer backups were a big problem you would hear about them every time there were mass power outages. Reason being, lift stations are required to have back up generators.
we has a hydraulic load test done on the home we purchased to make sure the septic was good...about 500 from ASC
HDW "and use RidX every month"
I was told by my septic inspector NEVER NEVER NEVER use ridx, worst thing you can do in a septic as it kills the good bacteria.
A septic properly taken care of will have no problems for years. When people don't get them pumped they fill with solids and ruin the seepage field.
$200 bucks ever 2-3 years for pumpouts is cheap insurance to protect your 30-40,000 dollar septic
Darrin Also heard the same thing about anti-bacterial dish detergent, that it should never be used with septic. Seems to make sense but I never investigated it
We have a cesspool and it has been working well for over fifty years. It cannot ever be repaired. But we use a special device on the drain of the washing machine to catch even the minutest of lint. Been here 15 years and never had any problems with it. Just pump it every couple years. Last pump out the driver inspected it and said it looked great for how old it was. Crossing fingers it's okay when it's time to sell.
RAS RAS,
I too read about lint and septics, since mine is brand new, I installed this:
http://www.environmentalenhancements.com/
Pricey, but again, cheap insurance. The build quality on this thing is amazing, and the filter is super easy to clean.
I have had a number of cess pools and one pretty expensive, but looks cheap from these estimates, septic. I also have a YUGE grandfathered drywell that could seat a family of 12....and it has a second room even....Have another one that's a 50-gallon drum --- not so huge but does the AC. Why? Oh it was just convenient and better than running on the ground.
RULE number 1: if it's working, go with it. My sibling has been doing little for over 50 years on a cesspool, no pumping except last year. I guess everything is liquefied and flowing out.
Rid-x is bacteria...don't think it kills bacteria, but may....And yes, everyone says don't use it except the ones using it. Of course the pro's have something better to offer, probably Rid-x in a different container :>(
I have heard:
- pumping removes bacteria so you need a starter (like my #$#$ ain't good enough)
- anti-bacterial anything will kill it all....(moderation in all things, my dears)
- Ras, I have done plenty of work on cesspools post the time they said no. Just have to do it at night :>)
- single vs. double ply....
Easiest way to potentially head off problems: when you pump, find your lowest straightest run and flush. Judge the water flow out, should be pretty fast. If it ever slows, make the call, you have problems creeping up on your. That's why use the lowest, straightest run --- @#$@#$#@$ will flow from there first on backup. It's easy to monitor.
When you pump, you can ask the sediment level to determine how often you need to pump. It's based on load :>) They will tell you what percentage of capacity you were at and you can gauge accordingly.
Thanks Darrin. I have one very similar called the "septic protector". The previous owner had one but took it with him but told me who he ordered it from. Some individual who developed it. Paid 200 bucks in 2001 and it's been great.
GetOverYerself, buy a home you love in a neighborhood where you think you'll be happy. If that is a bit of land, you'll have a septic system. A home with a well maintained system, if you regularly pump it, should not cost you more in the long run than monthly septic fees. It seems though, that your spouse is not a country boy. Take the hint :) Wait until you can afford one of the developments you likely are attracted to. Or head towards Oxford. The development there might be more in your price range. Good luck finding your home.
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