What to check before you close

Septic Systems When Buying a Home in Tennessee

Many homes outside Manchester city limits, and plenty of lake and acreage properties around Coffee County, use a septic system instead of city sewer. A septic system is not a reason to pass on a home. It is a reason to ask good questions during your inspection period. Here is how I help buyers check a septic system, using what the Tennessee Department of Environment and Conservation (TDEC) and the U.S. Environmental Protection Agency (EPA) say.

How a septic system works

The EPA describes a typical septic system as a septic tank and a drainfield, also called a soil absorption field. Wastewater from the house runs into a buried, watertight tank where solids settle to the bottom as sludge and oil and grease float to the top as scum. The liquid then flows out to the drainfield, where the soil treats and disperses it. The EPA notes that if the drainfield is overloaded with too much liquid, it can flood and cause sewage to surface or back up into toilets and sinks.

Septic or sewer: how to tell

Start with the location. The City of Manchester Water and Sewer Department serves the city and some areas of the county, and many rural homes use a private septic system instead. My utilities guide explains who serves what. The EPA lists other clues:

Property records. The deed, building permit and design plans for a home will likely show whether it has a septic system.
The utility bill. A home on septic will show a $0.00 charge for sewer, or no sewer bill at all.
The yard. Some systems have a mound over the drainfield, and you may find an access riser or lid for the tank, which the EPA says is usually about 10 feet from the house.
The neighbors. If the homes around it are on septic, this one likely is too.

The EPA also notes that homes on septic often have a private well. If so, plan on a water test as well. TDEC offers water sample testing for total coliform bacteria and says those samples are routinely requested for real estate transactions.

Find the permit record

In Tennessee, TDEC permits septic systems in most counties, including Coffee County. A permit is required to build, repair or modify a system. After installation, TDEC inspects the system before it is covered and issues a certificate of completion.

TDEC says records for existing septic systems can be found through its online Search for Septic Tank Permits, linked from the TDEC septic FAQs. When I help buyers, I ask the seller for any septic paperwork they have and we look up the state record. It can show what was permitted for the home. A record tells you what was approved, not how the system is working today.

Ask for a TDEC inspection letter

TDEC offers an Inspection Letter, a letter from its Division of Water Resources that documents the status of an existing septic system. TDEC says these letters are routinely requested by the property owner, realtor, lending institution or buyer when a property is being sold or a mortgage is financed. You request one through the TDEC online application for septic related services. Ask your lender early whether your loan needs one.

Get a septic inspection during due diligence

I recommend a separate inspection by a septic service professional during your inspection period. The EPA says a typical septic inspection can include:

Reviewing the permit, design and installation records, including the age of the system
Reviewing pumping and maintenance records
Opening and inspecting the tanks and checking sludge and scum levels
Looking for signs of leaks or backups
Checking pumps, controls and wiring if the system has them
Evaluating the drainfield for standing water or uneven drainage

Ask the seller when the tank was last pumped and for any service reports. If the inspector recommends pumping or repairs, we can talk through your options under your contract.

Warning signs to watch for

The EPA lists these common signs of a failing septic system:

Water and sewage from toilets, drains and sinks backing up into the home
Bathtubs, showers and sinks draining very slowly
Gurgling sounds in the plumbing
Standing water or damp spots near the tank or drainfield
Sewage odors around the tank or drainfield
Bright green, spongy grass over the tank or drainfield, even in dry weather

The EPA also says most systems malfunction because of poor design or poor maintenance, including sites with poor soils, steep slopes or high groundwater.

Planning to add bedrooms or build a shop?

This is a big one for buyers with plans. TDEC says a Septic System Modification Permit is required if an existing system needs to be modified, and its examples include adding bedrooms to an existing home and building a pool, garage, shop or barn, or any other construction that will impact part or all of the existing septic system. If you plan to finish a basement as a bedroom, add on or build an outbuilding, ask about this before you buy. The EPA also warns not to build on a drainfield without checking with the permitting authority.

Caring for the system after you move in

The EPA says the average household septic system should be inspected at least every three years by a septic service professional, and household tanks are typically pumped every three to five years. Systems with pumps, float switches or other mechanical parts should be inspected more often, generally once a year. EPA tips include:

Flush only human waste and toilet paper
Do not pour grease, oil, paint or harsh chemicals down the drain, and limit use of a garbage disposal
Spread laundry across the week instead of doing it all in one day
Do not park or drive on the drainfield, and keep roof drains and sump pumps away from it
Keep records of every pumping and repair

Buying land instead?

If you are buying a lot or acreage, the septic question comes first, because TDEC must evaluate the soil before it issues a permit. My land buying guide and new home building guide walk through that process.

Keep reading:

Looking at a home on septic?

I help buyers across Manchester and Coffee County work through septic records, inspections and the rest of the due diligence list. Request my buyer guide below and tell me what you are looking for.

Common questions

How do I know if a house is on septic or sewer?

Check the property records and the utility bill. The EPA says a home on septic will show a $0.00 sewer charge or no sewer bill. In Manchester, the City of Manchester Water and Sewer Department serves the city and some county areas, and many rural homes use septic.

How do I find septic records for a home in Tennessee?

TDEC says records for existing septic systems can be found through its online Search for Septic Tank Permits, linked from the TDEC septic FAQs page.

What is a TDEC septic inspection letter?

It is a letter from the TDEC Division of Water Resources that documents the status of an existing septic system. TDEC says owners, realtors, lenders and buyers routinely request them when a property is sold or financed.

Do I need a permit to add a bedroom to a house on septic in Tennessee?

TDEC says a Septic System Modification Permit is required when an existing system needs to be modified, with examples including adding bedrooms and building a pool, garage, shop or barn that impacts the system.

How often should a septic tank be pumped?

The EPA says household septic tanks are typically pumped every three to five years and the average system should be inspected at least every three years. The right interval depends on household size, water use and tank size.

Matt Sargent is a Tennessee licensed affiliate broker with Keller Williams who helps buyers and sellers in Manchester and Coffee County. Call (615) 497 1658 or send a message.