A Guide for Selling a Home with a Septic System

Here’s a simple plan to make sure your septic system is ready before you even put the “For Sale” sign in your yard:

1. Schedule a Septic Inspection Early

Don’t wait until a buyer requests it. In many counties, septic system inspections are required before closing. Get ahead of the curve by scheduling your inspection as soon as you decide to sell.

A certified inspector will:

• Locate and uncover the tank
• Measure sludge and scum layers
• Check for leaks or signs of system failure
• Test drainfield function
• Provide a detailed report (required for property disclosures)
• Tip: Some counties may also require an inspection to be on file with the Environmental Health Department before a sale can close

Tip: Some counties may also require an inspection to be on file with the Environmental Health Department before a sale can close.

2. Pump the Tank if Needed

If your tank hasn’t been pumped in the last 3–5 years, now’s the time to do it. A full tank can:

• Lead to poor inspection results
• Raise red flags for buyers
• Mask underlying issues

Septic pumping not only improves inspection outcomes, but it also shows buyers you’ve taken care of the property.

3. Make Minor Repairs Before Listing

After the inspection, address any issues such as:

• Cracked or damaged lids
• Broken risers or baffles
• Tree roots intruding into the drainfield
• Leaky tank seals

Even minor problems can spook buyers or delay escrow. Fixing these ahead of time builds trust and prevents negotiation breakdowns.

4. Gather Maintenance Records

Buyers (and agents) love documentation. Compile your records:

• Pumping and inspection receipts
• Permits for system installation or upgrades
• County records of prior inspections

Having this ready makes you appear organized and responsible—and makes your agent’s job easier when marketing your property.

5. Include a Septic Inspection Report with Your Disclosures

California law requires sellers to disclose known property defects. Including your recent septic inspection report builds transparency and minimizes liability. Plus, it may speed up the negotiation process.