ForeclosuresMD - ForeclosuresMass Monthly - Feature Article - Septic Systems - The Good, The Bad and The Smelly (November 2007)

Yes, I hear you groaning. Title V, the Massachusetts law that stipulates that a property's septic system be inspected before the close of sale, is punching major holes in people's pocketbooks.

On the face of it, Title V does seem unfriendly, especially when you, the property owner, have to cough up $30K to bring your septic system up to code. However, Title V is meant to protect all of us - from E. coli contamination of the groundwater.

What many people don't understand is that groundwater is filtered through soil that's not clean. You may think your drinking water is clean, but as the Boston Globe recently reported (October 11, 2007), the location of a salt shed at the junction of Interstate 495 and 93 more than doubled the amount of sodium in Andover's drinking water - more than three times the Environmental Protection Agency's recommendation.

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It's the same for septic systems. Too many sub-par systems mean the concentration of material builds up and can't be cleaned out fast enough. Over time, you end up seeing too much E. coli in the water table.

And E. coli, in case you don't know, is the cause of several infections and diseases such as urinary tract infections, food poisoning, meningitis, and pneumonia, to name a few.

So, Title V is really a good thing because it's protecting us and protecting the environment - especially since 60 - 70% of the U.S. relies on septic systems for both personal and business use.

Septic system technology is pretty basic. Wastewater from a household enters a septic tank where solids in the wastewater float to the top or sink to the bottom. Anaerobic bacteria in the tank break down contaminants in the wastewater, which exits the septic tank and enters the leaching system. The leaching system grows aerobic bacteria, further breaking down unhealthy effluent contaminants. Effluent exits the leaching system and passes through the soils.

For many homeowners, the septic system is "out of sight, out of mind" - until they go to sell their home and find out their septic system doesn't pass inspection. Usually this occurs because the septic system's water level is too high in the leach field or the inspector notices a breakout.

Spongy or soft spots in the leach field itself can also indicate the field is past its prime. A green outline on your lawn is another indication, as is odor. A strong odor can mean that the liquid level in the system has gone up, cutting off the flow of air through the roof vent. If you're not planning on selling your property in the near future but notice any of these problems, first check your toilet. A continuously running toilet can kill a septic system because you have water continually running through the system.

In Massachusetts, systems are designed to process 330 gallons a day for a three-bedroom home. This is called "load." All septic systems are designed for a specific load - so if you add a bedroom to your home, you may need to upgrade your septic system, too, because you've just increased the load. A leaky toilet also increases the load by hundreds of gallons a day - which is why you need to get it fixed, pronto.

Water softening systems can also wreck havoc on a septic system or cause it to die sooner if the water softening system back flushes into the septic system. Why? The salt from the softening system kills the bacteria in the septic system. I've seen softening systems that back flush up to 500 gallons into the septic system a day, which can overload the system! (To alleviate this problem, your softening system should have its own leach field.)

On the other hand, normal water usage - or gray water from showers or the laundry - will not harm your septic system. Gray water is not as high in bacteria as black water (water from the toilet); both types of water can flow through the septic system together.

Another problem that can affect the septic system is changing the terrain around the house. If you do landscaping that involves grading, you can inadvertently change the terrain, causing surface water to flow into the leach field. Improper drainage can also raise the water table level, bringing it closer to the septic system, which can cause major problems.

If you're considering investing in a property, you can find out when the septic system was last updated and/or inspected by visiting the town hall.

The way the inspection process works is this: The company that designs the septic system has to file that design with the town. Once the inspector gives his approval of the design and the method of installation, the system is installed. The inspector then comes out to the property again, does a final inspection, and signs off on it.

You should be able to find the septic license on file, as well as the name of the company who installed it and the inspector who signed off on it and the date. Check to make sure the system load and the current property agree: if the system was designed for a house with six rooms, and the house you're considering has nine rooms, then you have a system that may not pass inspection.

Traditionally, septic systems were built on the pipe and stone bed model. These days, however, you can get cost-effective, environmentally friendly septic systems that efficiently and completely remove the bacteria from the material before it even leaves the pipe.

In addition, new technologies have allowed septic companies to design smaller leach fields (which lowers the cost significantly), to install systems into irregular or sloping sites, and to even use multi-level systems that require 1/6th the space of traditional pipe and stone systems.

Some states, such as New Hampshire and Maine, have taken advantage of these technologies: homeowners in these states replace a septic system for as little as $7K - $10K. In Massachusetts, however, the state isn't convinced that these technologies, or smaller systems, work as well as the traditional systems.

To keep your septic system healthy - and to catch potential problems before they turn into major financial headaches - ensure that your system is running at its proper load, that you don't have any leaky toilets or faucets, and that if you're planning a major landscaping project, you consider drainage and other issues. Your septic will repay you with years of trouble-free use.

David Presby is CEO of Presby Environmental, Inc., a family run business that develops, manufactures, tests, and markets innovative, on site septic system products. You can learn more about the NH-based company by visiting its website at www.presbyeco.com or by calling 800-473-5298.

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