Septic tanks and mortgages

ohdarn

Hi everyone. We're going to see a house this afternoon that looks pretty great for us.
Problem is, it's got a septic tank in the garden.
From the look of the house I'm going to assume that no records have been kept about the septic tank and how it's made up.
So we're worried that it'll fall foul of the latest rules regarding septic tanks.
There's no rivers or streams anywhere near the property so I guess it will be emptying fluids into some kind of soakaway, which should make it compliant.
But I guess you'd need to prove that.
I don't think the vendors are in a position to help in any way with getting inspections done and the garden is so overgrown that I don't think a company would be able to accurately survey the site.
So what happens if you can't prove that the tank is compliant?
Will a mortgage provider still lend against the property (I'm guessing not)?
Is it something to walk away from?
Thanks

canaldumidi

I doubt a mortgage lender will care. It won't significantly affect the market value so their loan is secure.

You seem to be making a lot of 'worst-case' assumptions. The tank may have a compliant soak away.

But yes, on a sale of a property, it must be brought up to current standards, so you'd be wise to get it surveyed either before or after purchase.

If it needs a new soak away, how much land is there?

If you install a treatment plant, the soak away can be a smaller area, if there is no ditch or drain available.

Worst case you budget for £5K or so.

But if the property is right for you I don't see any need to walk away. There is always a solution.

Wicked_Lady

Gosh things have changed regarding septic tanks.

In the 1980s we had a cottage with one in the garden and I had to phone twice a year to get it emptied by a council truck!

Ashworks

We are in exactly the same position, just waiting for our vendors to confirm where the tank drains to. If it doesn't drain to a watercourse then it is compliant with the 2020 regs so shouldn't affect the sale. It will need to comply with the general binding rules, but this isn't an issue for selling the property as I understand, and it only needs to meet the British Standard in place when it was installed, rather than meet modern standards. We are going to get it checked out whatever happens.

canaldumidi

Wicked_Lady said:

Gosh things have changed regarding septic tanks.

In the 1980s we had a cottage with one in the garden and I had to phone twice a year to get it emptied by a council truck!

Are you sure it was not a cess pit? Septic tanks do not need regular emptying.

ohdarn

Thanks for the replies. On the viewing the estate agent was not particularly helpful.
In fact they knew nothing about it at all, other than it absolutely reeks of dog pee inside.
Luckily though, a neighbour popped his head over the fence and he was of the opinion that the septic tank and drainage field was replaced about six years ago.
Of course I guess there's still the issue of proving that's the case.
The area where the tank is is inaccessible unless you have machetes, so I'm not sure of it'll be possible to have it surveyed.

canaldumidi

The house or the septic tank " reeks of dog pee "?

I'd not expect an EA to know much about the tank. Any information they have would have come from the seller, who you've already said "I don't think the vendors are in a position to help in any way with getting inspections done" and "I'm going to assume that no records have been kept". Not sure why this is so (probate sale?), but if you're right the EA would not have a clue.....

Survey companies will be used to jungles like this. When booking one, just explain the problem on the phone and see what they say!

Make sure it is a proper sewage/tank installer company - don't expect a house surveyor to do this.

Section62

canaldumidi said:

Are you sure it was not a cess pit? Septic tanks do not need regular emptying.

Septic tanks need periodic removal of accumulated solids (sludge) to prevent the drainage field from getting clogged up. Those connected to mini-treatment plants also need de-sludging to prevent the treatment process being interfered with.

The frequency of de-sludging depends on how much waste is going into the septic tank, and the percentage which is solid material.

But due to the difficulty in predicting a safe maximum period before problems occur, annual or six-monthly de-sludging is typically recommended to be on the safe side.

Removal of solids/sludge also involves removing a volume of water, so often the septic tank will be 'emptied' (in layman's terms) even though this is not for the same reasons as emptying a cesspit.

Section62

ohdarn said:

Luckily though, a neighbour popped his head over the fence and he was of the opinion that the septic tank and drainage field was replaced about six years ago.

Of course I guess there's still the issue of proving that's the case.

Any building control approval or signoff for that work?

If not, I'd assume it didn't happen unless the vendor can provide other documentary evidence.

After that length of time it is unlikely there will be anything to see at ground level which would give a high degree of confidence that replacement had indeed been carried out.  So unless the pipes are accessible for a CCTV survey the options for proving the system is in good condition are very limited.

LHW99

As said by Section 62, although "periodically" depends on number of house occupants / use of water.

Ask if the current occupiers have ever had it emptied and by who - that company should be able to provide a certificate if it is OK / let you know a company that can.

ohdarn

canaldumidi said:

The house or the septic tank " reeks of dog pee "?

I'd not expect an EA to know much about the tank. Any information they have would have come from the seller, who you've already said "I don't think the vendors are in a position to help in any way with getting inspections done" and "I'm going to assume that no records have been kept". Not sure why this is so (probate sale?), but if you're right the EA would not have a clue.....

Survey companies will be used to jungles like this. When booking one, just explain the problem on the phone and see what they say!

Make sure it is a proper sewage/tank installer company - don't expect a house surveyor to do this.

Sorry for the late reply. Yes it was the house that smelt of it.
It is a probate sale.
We've decided to leave that house alone, it could have been very nice but there are two (non-supporting) interior walls that had huge cracks in them.
So that'd be a structural engineer report required as well.
Plus the biggest asset it had was its view over countryside and after inspecting the planning portal, it would seem they're about to build an estate at the end of the garden.
Never mind