Are you wondering what a septic system is and how it works?
Maybe you are wondering what type of septic system you have.
When people look for answers to these questions, it is often because a repair or replacement is needed.
Do you need to replace your septic system? Are you interested in understanding the costs of septic system replacement?
If you’re considering buying a home that needs a new septic tank system or getting a construction loan to build a new property, you might need to know the typical cost.
The expense involved with buying such a system is significant as it requires a lot of work from your contractor.
Many factors affect typical septic system costs.
Let’s examine what you must consider when installing a new septic system and replacing an existing one.
What is a Septic System?
A septic system is an underground wastewater treatment structure most often used when a municipal sewer system is unavailable.
They are commonly found in rural areas rather than in cities.
A typical septic system consists of a tank, a distribution box, and a leach field. A leach field is also called a drain field or soil absorption field.
A septic tank will help digest organic matter and separate floatable material such as grease, oils, and solids from the wastewater.
The system discharges the liquid from the septic tanks into perforated pipes buried in a leech field, designed to slowly release the effluent into the soil.
The septic tank acts as a primary treatment unit, where solid waste settles to the bottom and forms sludge, while oils and grease float to the top and form scum.
The liquid portion, known as effluent, flows out of the tank into the drainfield, which is further treated by naturally occurring bacteria in the soil. These bacteria break down harmful pathogens and organic matter, purifying the water before it reenters the groundwater system.
Although the first septic tanks were used in the late 1800s, they did not become popular until the 1960s. Up until that time, a cesspool was typical in most homes.
Essential Facts to Know
1. Septic systems are underground wastewater treatment structures commonly used in areas without centralized sewer systems.
2. They are designed to separate solid and liquid waste, breaking down harmful bacteria and allowing the liquid waste, known as effluent, to drain into the surrounding soil safely.
3. A system’s three main components include the septic tank, distribution box, and drain field.
4. Proper maintenance is crucial to ensure its effectiveness and longevity.
5. Regular pumping is necessary to remove accumulated solids from the septic tank and prevent clogs or backups.
6. Certain household items, such as bleaches, harsh chemicals, or excessive water usage, can negatively impact the functioning.
7. Factors like the number of bedrooms in a house and local regulations determine the size of a septic tank.
8. They are generally more cost-effective than connecting to a municipal sewer system in rural areas.
9. In many places, inspections are required during home sales to ensure proper functioning and avoid possible health hazards for new homeowners.
10. When adequately maintained, they can provide efficient on-site wastewater treatment for decades.
How Does a Septic Tank Work?
A septic system can last many years or fail in just a few years. It all depends on how a homeowner treats and maintains their system. It is essential to know how they function to keep up with their proper maintenance.
Keeping your system functioning properly is not expensive. However, you can spend tens of thousands of dollars replacing it without keeping on top of maintenance.
Understanding how a septic system works will prepare you to stay on top of doing what’s essential.
You need ample bacteria for a system to operate correctly. Bacteria break down waste, leaving water clean enough to seep into the ground.
Bacteria is The Driving Force of How Sewage Works
A properly functioning septic system is made to keep bacteria doing their job.
All waste entering the system flows into the septic tank, filled with wastewater and solids. When a septic tank works as intended, anaerobic bacteria break down the solids.
In this process, a sludge layer will fall to the bottom of the tank. Sludge accumulates inorganic solids and various byproducts derived from bacterial nutrition.
A sheen of gray scum rises to the surface. Scum primarily comprises fats, oils, and greases; elevated levels create an unsightly layer.
A filter prevents most solids from entering the outlet pipe. The effluent (wastewater) is sent to the drain field, undisturbed by obstructions.
The septic leach field provides a place where bacteria live, and treated water is absorbed into the ground.
Small holes in the leach field piping let the wastewater seep into surrounding gravel. The septic stone allows water to flow into the soil, bringing oxygen that helps the bacteria thrive.
Aerobic bacteria in gravel and soil facilitate the complete decomposition of waste materials, rendering harmless what was once a potential source of contamination.
What Are The Different Types of Tanks?
Septic tanks can be made from different materials, each offering its own set of advantages and considerations.
1. Concrete: Concrete is one of the most common types used for septic tanks. It is durable, long-lasting, and can withstand high-pressure conditions.
Concrete tanks are resistant to corrosion and can handle heavy loads. They are usually precast and available in various sizes to accommodate household needs. However, concrete tanks can be more expensive and require proper installation and maintenance to prevent cracks and leaks.
2. Fiberglass: Fiberglass septic tanks are lightweight and easy to transport and install. They are also corrosion-resistant and have longer lifespans than tanks made of other materials.
Fiberglass tanks are typically pre-manufactured and come in different shapes and sizes. However, they may be less suitable for areas with high water tables, as they can float or shift if not properly anchored.
3. Plastic: Polyethylene septic tanks are lightweight, affordable, and easy to install. They resist corrosion and chemical reactions, making them popular in areas with aggressive soil conditions.
Plastic tanks are available in various sizes and shapes and can be easily transported to the installation site. However, plastic tanks may require additional reinforcement to handle heavy loads and may not be as durable as other materials.
4. Steel: Steel septic tanks are less standard but can be suitable in certain circumstances. They are incredibly durable and can withstand high-pressure conditions. Steel tanks are often used in commercial applications or areas with high water tables or rocky soil. However, they can be more expensive, and proper maintenance is crucial to prevent corrosion and rusting.
When choosing the type of septic tank, it is crucial to consider factors such as durability, cost, installation requirements, and the specific conditions of the installation site.
Are The Locations Public?
Yes, they are. Typically, the local health board will have an approved septic system design. The system design will show where the system is located in the home.
Many older homes will not have a record of septic tank locations. In these instances, a septic professional will locate it.
Will The System Work Without Power?
If your system has a pump, it will not work unless you have a generator as a backup power source. Not every system has a pump.
For those that do, it won’t work without power. When you lose power, it is necessary to avoid frequent flushing as the chamber will become filled.
It could potentially overflow, leading to sewerage into your home.
What Causes it to Fail?
Like many other things, septic systems will cease to function correctly over years of use. However, septic systems are designed to last many years when properly cared for.
Those homeowners who don’t treat their systems properly will see their lives shortened.
Not knowing how a septic system works makes it difficult to maintain it well. To keep an optimal design, you should avoid these things.
What enters a sewage system needs to be broken down. If it is not, septic systems will fail.
For example, you do not want to flush diapers, chemicals, or cigarette butts.
A garbage disposal should not be used, as you will dispose of items too large to be broken down easily.
For this reason, having a garbage disposal with a septic is highly discouraged.
Chemicals, cleaning products, and antibacterial soaps all kill bacteria. These products don’t work as intended without healthy bacteria levels.
Having an abundance of sludge can also be problematic because it can overflow into the leach field. When that happens, the drain field becomes clogged.
This is why periodic septic tank pumping is needed to decrease sludge levels. It is also essential to ensure that large tree roots are not embedded in the drain field, which could cause failure.
Treating your septic system properly can add years to its life expectancy.
Pumping is Essential For Maintenance
Regular maintenance of your septic tank system includes pumping. The size of your family and the age of your system influence how frequently your tank should be pumped.
You should expect to pump your tank more frequently as your system ages. It would be best to put it on your spring home maintenance checklist when needed.
How Much Does a Septic Tank Cost?
The cost of a septic tank depends on several factors, but the most significant factor is the number of bedrooms in your home. More bedrooms mean more potential occupants and a higher capacity septic tank requirement.
For a 3-bedroom home, the size of a septic tank is usually 1000 gallons. A 1000-gallon septic tank ranges from around $600-1200.
Remember that your location can change costs from one end of the pricing spectrum to another.
You can expect the septic tank’s size to be 1500 gallons or more for homes with four bedrooms or more. You can expect to pay between $1200 and $2000 for a larger septic tank.
When most people think about septic system costs, they think about replacing a tank or installing a new one. However, this is not where the highest costs occur.
The actual expense of installing a septic system comes from installing the leach field. When you think about installing a new septic or replacing an old one, the money will be spent installing the leaching area.
The location of your property, the quality of the soil, and the water table are other factors that could change your installation costs.
The Cost of Installation
It is far more crucial to understand how much it costs to replace a septic system than a tank.
Replacing a septic tank is relatively inexpensive compared to replacing a leach field.
Replacing a leach field can cost $5000 to $50,000 or more! Yes, you read that correctly.
Septic system replacement costs vary widely due to several factors, including the soil’s condition, the water table’s height, the presence of designated wetlands nearby, and the location of your property.
To determine the costs of a septic system replacement, an engineer is hired who will start by doing a land survey.
The engineer will use the land survey to determine the best location for the system’s installation. They will design an “as-built” that shows how the system is constructed.
The engineer will also conduct soil testing, including a perk test and deep hole test, to assist in finding the correct location.
They use the groundwater and percolation data from these tests to design a system that will function properly.
Factors That Impact The Cost
Areas with gravel as their primary soil source are the best due to how easily they leach.
Having soils high in clay leads to a higher expense because they will need to be replaced by trucking in the gravel.
A high water table can also dramatically affect the pricing. The local board of health will likely want the system to be 3-4 feet above the water table. The requirement is based on preventing contamination of the water source.
If your lot has a high water table, you can expect to pay more for installation. Groundwater has a substantial impact on system design.
In this situation, your contractor must bring in large amounts of aggregate to raise the leaching field’s height. This will considerably increase your installation costs.
The cost of a septic system installation can also vary by area due to labor costs. The average price will vary by location, but it is generally over ten thousand.
Who Does The Installations?
A licensed company stalls a septic system for such work. Like any other business, it is imperative to do your due diligence before hiring a septic installation company.
Be sure to interview multiple firms and get estimates in writing. The cost of replacing a septic system can vary tremendously from company to company. The estimate should include fees for permitting, installation, and restoration work for your yard.
Make sure the septic installer has the proper insurance and licensing. I recommend speaking to family and friends for references on anyone they know or have done business with.
Your real estate agent could also be a valuable source for finding a septic installer.
If you’re not having much luck, you could also do a Google search for “septic system installers near me” or “septic system contractors near me.” This kind of online search should provide some suggestions.
Whether you are pricing a new septic system or a replacement, you can plan on it being expensive.
What to Know When Buying and Selling a Home
A septic inspection is vital when buying or selling a home. Like a home inspection, it is a significant hurdle. The cost of a review is minimal compared to the cost of replacement.
Nobody wants to purchase a lemon and spend thousands of dollars on a replacement septic system.
In some states, having a septic inspection is a legal requirement. For example, a Title V regulation in Massachusetts requires a seller to inspect their system. It must pass the examination for the home to be able to be sold.
A Title V septic inspection costs between $700-$1000.
Lenders will not grant mortgage financing without having a passing Title V septic report. If the inspection fails, the seller has two choices.
If the buyer’s lender allows it, they can either replace the system or hold back funds in escrow until the installation is complete.
The escrow holdback allows the agreed-upon closing date to continue without interruption. Lenders almost always ask for 1.5 times the average of two estimates held in escrow.
For example, if the septic system replacement costs $20,000, they will ask for a $30,000 holdback. The seller will receive this money once the work is completed and the city or town has approved the installation.
Over the years, I’ve sold many homes with failed systems, and we closed by doing an escrow holdback.
Another vital tip: ensure you don’t misrepresent your bedroom count when you have a septic system. You could find yourself in a lawsuit when doing so. Real Estate agents and sellers have been sued and lost.
Getting a Replacement Loan
Over the years, many people have asked me if they can get a loan for a septic system replacement. The answer is yes, and some states also provide financial assistance.
Here is a helpful list of where you can get funding for replacement.
You Need a Permit For Your Installation
Before installing, you must get a permit from the county clerk’s office or the environmental or zoning department.
The cost varies by state, but you can expect to pay between $300 and $500. Permits for commercial use can be three times more expensive.
When is the Tank Installed During a New Build?
Your contractor must wait until the home’s framing is finished to complete the groundwork for the septic system. Digging before then can compromise the new construction process.
It would mean any trucks on the lot must be carefully positioned to avoid the hole, which could compromise the construction and add to your costs.
Usually, your contractor will include installing the septic in your overall costs. This will likely be the case, even if they use subcontractors to do this work.
Here are other questions worth asking a builder when constructing a home for the first time.
Video: How to Find Your Septic System
This video provides some helpful tips on finding your sewage system.
What to Know About Maintenance
The cost of septic system installation and the materials required are considerable, so you want to ensure it lasts as long as possible.
If it is maintained regularly, you should have fewer problems and will not need replacing as quickly.
Maintenance typically includes pumping and cleaning the tank to remove sludge. This should allow the drain field to last longer before requiring renewal.
You can expect maintenance every 2 or 3 years, though a more prominent family of 6 or more people may require it yearly.
Pumping a septic tank will cost approximately $200-$600. The maintenance cost depends on your location and the ease with which the tank can be accessed.
The money you invest in the system is well worth it. Replacing a septic system is an improvement that adds little value to a home.
How Do You Know When a System Needs Replacing?
Typically, septic systems can last 20 or 30 years and sometimes much longer before they need to be replaced.
Some signs could indicate there’s a problem with your system.
Green Grass
If you have grass over your drain field, is the grass growing better than in other areas?
Are there plants nearby that are growing faster than other plants?
If you can find no other cause for this, it could be a sign that the drain field isn’t functioning as it should.
Yard Puddles
If it hasn’t rained, but there is still a puddle in your yard, it could be a sign that the drain field isn’t working as intended.
If an awful smell accompanies the puddles, you can expect to find out that your septic system has failed.
Flushing Problems
If your toilet flush isn’t working as expected and the pipes seem clogged, that could be a sign of problems.
An unpleasant odor in the home can also indicate that not everything is as it should be with your septic.
Overflowing
A tank that is overflowing shows that it is malfunctioning. Septic tanks gradually fail over time, mainly if they haven’t been regularly maintained.
Contamination
A septic system that doesn’t work as intended might contaminate well water and require urgent replacement. The local health board could potentially condemn your property if it is unsanitary and can infect nearby properties.
Private well inspections become necessary.
Cost to Replace vs. Installing New
If you need to replace your system, the cost can sometimes be more than if a new system was installed from scratch. This can happen because of the expense of removing the old system and any contamination.
If you are fortunate, you may only need to replace the pump to get your system working again. Pumps typically need replacing every ten years and could cost around $1,000-$2000.
If the leach field has a problem, there isn’t enough drainage. When leach fields stop working as intended, they almost always need to be replaced.
Miscellaneous Repair Costs
Some parts of a septic may need replacement at some point. They are as follows with their related costs:
- Replace a baffle – The baffle is a part of the septic tank that will prevent scum from building up in the inlets or outlet pipe. The approximate cost to replace is $300-700.
- Tank cover – The tank cover is made of concrete and can become damaged over time. The approximate cost to replace one is several hundred dollars.
- A concrete distribution box, or D-box for short, is a smaller tank that distributes the liquids to the leach field. The average cost to replace a distribution box is between $600 and $1500.
Can You Repair a Leach Field?
Years ago, the answer to this question would have been no; you cannot repair a septic leach field.
Today, it is more plausible you could potentially avoid the painful bill of complete leach field replacement.
There is a technology called septic aeration. Aeration devices that dissolve oxygen are added to the wastewater to promote aerobic digestion.
A traditional septic system works in an anaerobic or oxygen-free environment, promoting a black, sludge-like layer called the biomat in the leach field.
After years of use, the biomat builds up and seals the leach field’s ground and sidewalls, stopping it from absorbing water discharged from the septic tank. This results in the system failing.
Septic aeration is an easily installed process that converts the anaerobic system to an aerobic or oxygen-rich system.
By adding oxygen to the septic tank, aerobic bacteria thrive and consume twenty to thirty times more organic material than anaerobic bacteria.
How Aeration Works
The aerobic bacteria significantly reduce the nutrients in the septic tank effluent the biomat requires to live and grow.
Eventually, the biomat begins to die.
The biomat is further reduced in size by aerobic bacteria that leave the septic tank and water containing high levels of dissolved oxygen and feed upon it.
The system causes the biomat to shrink until it completely disappears. The leach field’s ground and sidewalls then return to a porous state, and the aerobic septic system can function as if it were newly installed.
Problems usually cease, and the system is restored in weeks. Septic aeration prevents you from digging up your yard and tens of thousands of dollars in expenses.
You will need to find out if this kind of treatment is acceptable to the local board of health. A local septic company should be able to provide that answer as well.
Another potential method for treating is what’s referred to as terralift aeration.
Why Does My Septic Tank Smell?
If you smell a foul odor from your septic tank, it is not functioning as intended. You will need to get it pumped. It could also be a red flag for a more significant issue, such as a lead field failure.
Can a System Freeze?
Yes, it can freeze, but it does not happen often. A septic can freeze when the piping is not buried below the frost line or when soils become compacted over the septic line.
The pipes from the house to the septic tank are the most likely to freeze.
Pros and Cons
There are pros and cons to having a septic tank system. Let’s do a final review of this sewage option.
Pros
- Cost-effectiveness: it is generally cheaper than connecting to a municipal sewer system.
- Control of wastewater management: homeowners can effectively manage their systems without relying on public resources.
- There may be fewer fees from local municipalities.
Cons
- System failure: eventually, it will fail to function, making replacement necessary.
- High replacement costs: replacing a system can be very costly.
- Regular maintenance is required: pay for septic pumping every few years.
- Households have restrictions on what can be put into the plumbing system. What goes into the drains is limited.
- Potential for water contamination: The water could be contaminated if a private well services your home. A private water inspection will be necessary every so often to ensure quality.
- Restricted on additions and improvements: Unfortunately, you may not be able to install a swimming pool or other additions in specific locations.
FAQs
What Are Alternatives to a Traditional System?
Alternatives to traditional systems include aerobic treatment units (ATUs), composting toilets, and greywater systems. ATUs are similar to septic systems but use oxygen to enhance the breakdown of waste, resulting in cleaner effluent.
Composting toilets, on the other hand, utilize natural processes to break down waste into nutrient-rich compost that can be safely used in gardening.
Lastly, greywater systems divert and treat non-toilet wastewater (such as from sinks and showers) for reuse in irrigation or toilet flushing. They reduce water consumption and strain on septic systems, providing environmentally friendly and efficient solutions for managing household wastewater.
What Regulations or Permits Are Required For Installation?
Several regulations and permits need to be considered. Consulting with your area’s local health department or environmental agency is essential to understand the specific requirements and guidelines.
Generally, a permit is required for installation, and detailed plans and specifications of the proposed system must be submitted.
Additionally, an inspection may be necessary during installation to ensure health and safety standards compliance. It is also crucial to adhere to setback regulations dictating the minimum distance between the components and nearby structures or water sources.
You can ensure a smooth and compliant installation by following these regulations and obtaining the necessary permits.
Where Can I Find a Professional to Inspect My System?
One of the most effective ways is to contact your local health department or environmental agency. These organizations often maintain a list of certified inspectors in your area who have undergone rigorous training and possess the necessary expertise.
You can also consider contacting reputable plumbing companies specializing in septic systems, as they usually have professionals on staff who can conduct thorough inspections. A local Realtor will also be an excellent option for knowing who deals with wastewater treatment systems.
Lastly, online directories and review platforms dedicated to home services can provide valuable insights and recommendations from other homeowners who have had their septic systems inspected.
By exploring these avenues, you can ensure that your sewage receives the attention it deserves from qualified professionals.
Final Thoughts
Septic systems are one of the most expensive components that go into the construction of a home. Replacing a septic system can be a very painful expense. Unfortunately, replacing a system does little regarding your home’s market value. It has a meager return on investment.
Don’t expect a new system to impact your home appraisal significantly. Hopefully, you have found this guide on the cost of replacing a septic tank and leach field helpful.
About the Author: Bill Gassett, a nationally recognized leader in his field, provided the above real estate information on septic systems and their costs. He is an expert in mortgages, financing, moving, home improvement, and general real estate.
Learn more about Bill Gassett and the publications he has been featured in. Bill can be reached via email at billgassett@remaxexec.com or by phone at 508-625-0191. Bill has helped people move in and out of Metrowest towns for the last 38+ years.
Are you thinking of selling your home? I am passionate about real estate and love sharing my marketing expertise!
I service Real Estate Sales in the following Metrowest MA towns: Ashland, Bellingham, Douglas, Framingham, Franklin, Grafton, Holliston, Hopkinton, Hopedale, Medway, Mendon, Milford, Millbury, Millville, Natick, Northborough, Northbridge, Shrewsbury, Southborough, Sutton, Wayland, Westborough, Whitinsville, Worcester, Upton, and Uxbridge MA.
