Cesspool, cess pit or septic tank

aniahill

Hello

I am currently in the process of buying a house and (to drive myself insane) I’m currently going over all of the details to check I understand everything.

In the Property Information Form under “is sewerage for the property provided by: a) a septic tank, b) a sewage treatment plant, c) cesspool?” the seller has ticked that they have a cesspool.

I’ve had receipts for the emptying of the sewage (as reference for budgeting costs) and they have it done less frequently than annually at a cost of around £330/annum. As I understand it if it is actually a cesspool, they are emptied much more frequently than that? What are your opinions on this – does it sound like it’s actually a septic tank and the wrong name has been used?

Also can you guys with experience of this give me pointers on the best most economical way to use which ever system I have please, or point me to a good website. I for example, have no idea how we will know when to have it emptied… Do companies have discounts if they empty mine and my neighbour at the same time or is most of the cost in the processing?

Many thanks

G_M

I suspect the seller has made a mistake. Many people confuse cesspools/septic tanks, though I would have expected the owner of one to know which was which!

As you say, cesspools fill up and then require emptying. Typically monthly give or take.

Septic tanks self-regulate. The solids are broken down by microbes and the liquids flow away. My neighbour empties our jointly-used one every 2 years, though some people do so less often (if ever!).

Personally I would inspect it next time you do a viewing. If the seller is there, ask for an explanation. Ask if/where the 'run-off' is (ie where do liquids flow out?). Ask to lift the inspection hatches. You'll soon confirm which it is.

And/or seek formal confirmation via conveyancers ("We note from the PIF that the property has a ceespool. We understood there to be a septic tank. Please could the seller re-confirm.")

You might also want to get it (whatever it is) inspected. If it's old, leaking, partly-blocked etc they can be expensive to repair/replace, especially as new laws may make replacement difficult/impossible......

https://www.gov.uk/permits-you-need-for-septic-tanks

aniahill

The owner of the property has died and it's one of her children selling it, so I feel like he might have heard it called that by his parents as a child and never questioned it!

This is useful information, thank you.

The next door neighbour has been really useful and they are in a mirror image house which was built at the same time so I might get some information from them too.

G_M wrote: »

I suspect the seller has made a mistake. Many people confuse cesspools/septic tanks, though I would have expected the owner of one to know which was which!

As you say, cesspools fill up and then require emptying. Typically monthly give or take.

Septic tanks self-regulate. The solids are broken down by microbes and the liquids flow away. My neighbour empties our jointly-used one every 2 years, though some people do so less often (if ever!).

Personally I would inspect it next time you do a viewing. If the seller is there, ask for an explanation. Ask if/where the 'run-off' is (ie where do liquids flow out?). Ask to lift the inspection hatches. You'll soon confirm which it is.

And/or seek formal confirmation via conveyancers ("We note from the PIF that the property has a ceespool. We understood there to be a septic tank. Please could the seller re-confirm.")

You might also want to get it (whatever it is) inspected. If it's old, leaking, partly-blocked etc they can be expensive to repair/replace, especially as new laws may make replacement difficult/impossible......

https://www.gov.uk/permits-you-need-for-septic-tanks

Hoploz

My seller in 2014 ticked that mine was a Cess pool as well. Emptied annually (at a cost of approx £150 each time.)

It is actually a septic system, quite old, but works fine. I have much more info now than when I bought, as I am in contact with people who lived here years ago, they've told me where all the drainage pipes and fields are

For a short time a few years ago it was necessary to register a septic system and in doing so you had to verify that it was all fitted according to manufacturers info etc. My system is pretty old and I guess didn't have 'manufacturers info' as I'm sure it was just dug, built, and used, by the people who originally owned the private estate it used to be a part of. I thought my seller might be trying to avoid this regulation by calling it a Cess pool instead.

The requirement to register has since been removed a long as you fit the guidelines you can find on the link G_M has given above. Which most normal families would fit also.

BTW my neighbour has a Cess pool instead, and gets it emptied every 6 weeks (cost the same £150ish per visit) so it might not necessarily follow that your neighbour has the same system as your house.

Have you had a survey done? You could ask surveyor to have a peep, although they will prob just report back that you should get it inspected by an independent expert anyway!

G_M

all the more likely it's a misunderstanding.

Might be worth checking if the 2 houses share a septic tank - I do. It halves the emptying and repair costs!

aniahill

Ah ok that could be a reason too...

Does your neighbour have the same style and age house? Mine has got back to me and said that they have a septic tank.

Unfortunately yes I have had my survey done - 10 days ago we were "ready to exchange" and my buyer found out that the freehold was being sold, wants to buy it and has now added 2 more lots of solicitors into the mix! Oh well, more time for us to save...

Hoploz wrote: »

My seller in 2014 ticked that mine was a Cess pool as well. Emptied annually (at a cost of approx £150 each time.)

It is actually a septic system, quite old, but works fine. I have much more info now than when I bought, as I am in contact with people who lived here years ago, they've told me where all the drainage pipes and fields are

For a short time a few years ago it was necessary to register a septic system and in doing so you had to verify that it was all fitted according to manufacturers info etc. My system is pretty old and I guess didn't have 'manufacturers info' as I'm sure it was just dug, built, and used, by the people who originally owned the private estate it used to be a part of. I thought my seller might be trying to avoid this regulation by calling it a Cess pool instead.

The requirement to register has since been removed a long as you fit the guidelines you can find on the link G_M has given above. Which most normal families would fit also.

BTW my neighbour has a Cess pool instead, and gets it emptied every 6 weeks (cost the same £150ish per visit) so it might not necessarily follow that your neighbour has the same system as your house.

Have you had a survey done? You could ask surveyor to have a peep, although they will prob just report back that you should get it inspected by an independent expert anyway!

aniahill

We have 2 lots of man holes each so I imagine we don't. We also have a vent each in the garden

G_M wrote: »

all the more likely it's a misunderstanding.

Might be worth checking if the 2 houses share a septic tank - I do. It halves the emptying and repair costs!

DaftyDuck

However, worth being absolutely certain what you do have - a new septic tank that meets all regulations could easily cost £6,000.

If it's a cesspit/pool, you'll likely want to replace it, as the regular cost of emptying will mount rapidly and, because of increasing regulations, that cost will continue to rise.

Rules on septic tanks have tightened in the last few years but, if you have one and it's working, you should be fine.

We have two here, one over forty years old, and that's fine. Needs a new lid, and the drainage field needs clearing, but it'll work just fine. That lasts three years without emptying, but it was installed when the house was much "busier" than now... The smaller one is modern (<10 years) and functions very efficiently.

Don't be scared of getting a simple drainage survey, or even asking for the tank to be emptied while you are there. We had a "bloke" round on these, and where we thought it was hopelessly falling apart, he gave a "seen worse this week", and pointed out what simple repairs will be needed. He empties, as well as repairs, and he wasn't in a hurry to do anything.

aniahill

If I got a survey, presumably they would tell me what the system actually was (cesspool vs septic tank) and the condition it's in? Is there anything else I would need to ask about?

It was emptied about 2 weeks ago as a family member is currently living there

DaftyDuck wrote: »

However, worth being absolutely certain what you do have - a new septic tank that meets all regulations could easily cost £6,000.

If it's a cesspit/pool, you'll likely want to replace it, as the regular cost of emptying will mount rapidly and, because of increasing regulations, that cost will continue to rise.

Rules on septic tanks have tightened in the last few years but, if you have one and it's working, you should be fine.

We have two here, one over forty years old, and that's fine. Needs a new lid, and the drainage field needs clearing, but it'll work just fine. That lasts three years without emptying, but it was installed when the house was much "busier" than now... The smaller one is modern (<10 years) and functions very efficiently.

Don't be scared of getting a simple drainage survey, or even asking for the tank to be emptied while you are there. We had a "bloke" round on these, and where we thought it was hopelessly falling apart, he gave a "seen worse this week", and pointed out what simple repairs will be needed. He empties, as well as repairs, and he wasn't in a hurry to do anything.

Davesnave

aniahill wrote: »

We have 2 lots of man holes each so I imagine we don't. We also have a vent each in the garden

It's possible to have 2 tanks and one outflow.

That's the arrangement I have. Each tank has two inspection covers and a vent.

aniahill

Oh interesting... The neighbours are new (lived there less than a year) and have no experience with non-mains sewage, so I guess there's a chance they might not know?

I've sent out for some quotes for an inspection so I'd expect to find out then.

Fingers crossed as there are 2 of us in each house that would be a good 50/50 split...

Davesnave wrote: »

It's possible to have 2 tanks and one outflow.

That's the arrangement I have. Each tank has two inspection covers and a vent.