The septic system is a detail that’s often overlooked during the home buying process. For homeowners, real estate agents, and home inspectors, it’s important to know what to look for during a septic inspection. A well-maintained system can be a strong selling point, while a neglected one can quickly turn into a problem.

At Bailey’s Septic, we’ve worked with countless real estate professionals and homeowners throughout Berks County to help navigate the process smoothly. Use this info as your go-to real estate septic checklist to protect your investment and avoid costly surprises.

1. Schedule a Professional Septic Inspection for Home Sale

A septic inspection for a home sale isn’t the same as a basic home inspection. Most home inspectors aren’t certified to evaluate septic systems in detail, which means this important step often gets missed. A proper inspection involves locating the tank, assessing the size and condition, checking for leaks, and evaluating how well the system handles wastewater flow.

Bailey’s Septic performs comprehensive inspections that include tank pumping, baffle and lid checks, distribution box assessments, and a review of absorption field health. If the home hasn’t been inspected or pumped in the past two to three years, it’s time to get on the schedule before listing or closing.

2. Verify Maintenance and Pumping Records

A well-documented service history speaks volumes about how the system has been cared for. Buyers should request all available records from the current homeowner, including:

Septic pumping service history
Any repairs or upgrades
Inspection reports
Township compliance documentation

If these records are missing or incomplete, it’s wise to proceed with caution. Regular pumping every 2–3 years prevents buildup and keeps the system operating properly. Missing maintenance history could indicate that the tank has been improperly serviced.

3. Check the Age and Type of System

Septic systems typically last between 20 and 40 years depending on materials, soil conditions, and maintenance. Before purchasing, ask when the system was installed and what type it is—conventional, sand mound, or alternative treatment. Older systems or those installed before modern environmental standards may not meet current codes, which could affect property value and financing.

A professional inspector can identify the system’s age, construction, and layout. This helps determine whether it’s still performing efficiently or nearing the end of its life span.

4. Walk the Drain Field and Check for Warning Signs

The drain field is one of the most critical parts of any septic system. During your walk-through, look for standing water, spongy or overly green grass, and unpleasant odors. These are clear signs of a failing system that needs immediate attention.

It’s also important to verify that the drain field hasn’t been built over or used for parking. Heavy vehicles or new landscaping can crush underground piping and cause major damage. Buyers should always check for these red flags before finalizing a sale.

5. Know Local Township Requirements

Many Pennsylvania townships require septic inspections at the time of property transfer. Some even mandate specific hydraulic load testing or soil percolation evaluations. These rules vary by municipality, so both buyers and sellers should confirm local regulations early in the process.

At Bailey’s Septic, our team is familiar with township requirements across Berks County and surrounding areas. We handle the inspection process from start to finish, making it easier to stay compliant and close on time.

6. Educate Buyers About Proper Septic Care

For real estate agents, a little education goes a long way in building trust with clients. First-time homebuyers often have limited knowledge of septic maintenance. Providing simple tips—like avoiding chemical drain cleaners, conserving water, and scheduling regular pumping—can set them up for success.

A well-maintained system can last for decades, while poor habits can lead to backups and costly repairs. Sharing our real estate septic checklist can help your buyers start off on the right foot.

Partner with Bailey’s Septic for Real Estate Transactions

Whether you’re preparing to list a property or finalizing a home purchase, septic inspections are a vital step in protecting everyone involved. Bailey’s Septic works closely with real estate agents, inspectors, and homeowners to provide fast, reliable, and compliant septic services.

From township paperwork to certified inspection reports, we make the process simple and transparent. Contact us at Bailey’s Septic today to schedule your septic inspection or request our full home sale checklist.

Checklist for Buying or Selling a Home with a Septic System