After purchasing rural property with dreams of constructing a house on the land, you find out your property does not have access to a sewer system. Instead, you will have to install a septic system, and quotes range from $10,000 to $30,000 for septic installation. In addition, you have been hearing horror stories about septic systems being replaced due to wet yards from sewer backups, and losing all your savings if you have to replace your septic system because the instructions are complicated. You have a neighbour whose septic drain field lasted only ten years and cost him $25,000 to replace.
You have another friend whose septic system has to be pumped every year, resulting in an ongoing expense for him. The fear of investing money in a completely new septic system only to have it fail, or not knowing how to maintain it or how it works, exists among all homeowners and builders who want to build on unserviced lots or acreages.
Owning rural property means taking on a new set of responsibilities that you may not have experienced while living in a city. One of these responsibilities is knowing how to properly care for the septic system installed on your property—failure to do so could lead to costly failures.
With this guide, you’ll gain insight into installing, maintaining, and troubleshooting septic systems, thus helping to ensure that your vision for your rural property will not be turned into a nightmare of wastewater problems.
How a Septic System Works
Properly understanding how septic systems work will help ensure their continued proper care and will allow you to identify possible issues before they become an expensive emergency.
Basic Operation of Septic Systems
Your home’s drains (toilets, sinks, showers, etc) allow wastewater to flow into a watertight septic tank, where the first treatment step will happen before the wastewater goes to the final treatment step in the sewer system.
When the water is inside the septic tank, solids sink and create sludge at the bottom; oils and grease float and create scum on the surface; and the rest of the liquid flows into the drain field at the middle of the tank.
Most septic systems rely on many of the natural processes that occur in nature; the bacteria that live in the septic tank use organisms to break down the organic material in the waste, while allowing enough time for the solids to separate from the liquid prior to it being sent to the drain field.
Once the liquid waste has been cleaned, it will go through the baffles to exit the septic tank and flow to the drain field (also called the soil treatment area). The liquid will then flow through perforated pipes that have been placed in gravel trenches and then filtered by soil microorganisms to remove contaminants before they make their way to groundwater.
How Different Types of Systems Work
Depending on your ****property’s soil type, slope, and depth to the nearest water table, different types of septic systems are required. The type of septic system that will work best for your piece of property will depend on whether it has:
Common Septic System Types:
- Conventional gravity systems: Simplest and most affordable, using gravity to move wastewater
- Pressure distribution systems: Use pumps to evenly distribute effluent across the drain field
- Mound systems: Built above ground level for sites with poor soil or high water tables
- Aerobic treatment units: Add oxygen to speed up bacterial breakdown of waste
- Sand filter systems: Provide extra filtration for sensitive environments
Pumps, oxygen injection, and additional stages of filtration can be used in advanced and/or engineered septic systems. Even though advanced and engineered septic systems (alternative systems) have high initial costs, these alternatives can be used at sites that would fail with normal (conventional) septic systems.
Examples of properties that typically require these advanced engineered design alternatives for their septic systems to function correctly include those with poor soil drainage, shallow bedrock, or high seasonal water tables.
The Drain Field’s Critical Role
The drain field serves as the last and vital stage of treatment. Wastewater from the holding tank flows through a perforated pipe into a gravel trench and leads to the ground, where the natural bacteria in the soil break down any remaining pollutants in the water after it has flowed through the pipe.
These bacteria use the natural filtration process to keep contaminants from entering groundwater or surface water. Therefore, if the drain field does not function properly, then the entire septic system is deemed to be working unsuccessfully.
Installation and Regulations
Local health and environmental regulations protect people’s health and groundwater through the installation of septic systems.
Permitting Requirements
Securing permits to install a new septic system must be done through your state or local health or environmental agency before installing a new septic system. The permitting process will normally be done in the following steps:
- Site evaluation: Professional assessment of soil conditions and drainage
- Percolation tests: Measuring how quickly water drains through your soil
- Design plans: Engineered drawings showing tank size, drain field layout, and setbacks
- Installation inspection: Officials verify proper installation before covering components
Expenses associated with filing for a septic permit vary based on geographic area. A septic permit generally will have an estimated cost of $500.00 – $2,000.00.
Do not forget to go through the permitting process. Unpermitted septic systems can create legal complications for you if you sell your home, and you will incur all costs associated with removing and replacing your unpermitted septic system.
Design Considerations
The dimensions and size of a septic system have many variables:
| Factor | Impact on Design |
|---|---|
| Household size | More people = larger tank and drain field needed |
| Water usage | High usage requires greater treatment capacity |
| Soil type | Clay soils need larger drain fields than sandy soils |
| Local codes | Minimum sizes and setbacks vary by jurisdiction |
| Property slope | Affects whether you need pumps or gravity systems |
Environmental Setbacks must direct sewage away from wells/properties/water bodies. Common environmental setbacks include:
- 100 feet from wells or springs
- 50 feet from property lines
- 10 feet from buildings
- 25 feet from water bodies
Soil and Site Evaluation
Site evaluation by professionals will help establish what type of septic system is right for your property and if it can support a septic system through the use of digging test holes to see soil composition, conducting primary system tests to see how well the soil drains, and measuring how deep the seasonal water table is.
While this usually does not exclude the use of an engineered septic system, they generally will require more financial investment than a standard contractor-built system or engineered septic system and will typically cost $10,000-$20,000 more to install.
Maintenance Essentials for Septic Systems
The longevity of a septic tank can increase from 20 years to over 40 years because of regular maintenance and checking for any problems before they become major issues with the septic tank.
Regular Inspections and Pumping
After a period of time (3 to 5 years), it’s important to have your septic tank checked again by a trained technician who can measure the sludge and scum that have built up inside the tank so they can tell you if you need to have it pumped out. Based on actual usage patterns within the household, the average household septic system will need to be pumped out every three to five years.
Pumping Frequency Guidelines:
- 1-2 people: Every 5+ years
- 3-4 people: Every 3-4 years
- 5+ people: Every 1-3 years
- Heavy garbage disposal use: More frequent pumping needed
Typically, the cost of a regular septic tank inspection will range from $200.00 – $400.00, but if your septic system fails, it will cost you $5,000.00 – $30,000.00 to replace the entire septic system. Don’t save on your inspections because you will only be delaying the inevitable, and it will end up costing you more to do so in the end.
Professional Service Requirements
A septic system requires a certified technician to clean its tanks, and it’s not a Do It Yourself project. Here are three reasons why:
- Specialized vacuum trucks to remove sludge and scum
- Proper disposal at licensed wastewater treatment facilities
- Safety equipment for toxic gases inside tanks
- Knowledge to inspect baffles, septic filter components, and structural integrity
A septic system professional charges $300-$600 for pumping, which includes proper disposal and basic inspection. Some homeowners try using septic tank additives claiming to reduce pumping frequency. Save your money—the local health department and most septic professional experts agree these additives don’t work and may actually harm your system.
A technician charges between $300 and $600 when they pump a septic tank (includes proper disposal of waste, basic inspection). The use of septic tank additive products marketed by companies as ways to extend the length of time between pumping has become prevalent across the country, but your health department and all other qualified septic system professionals do not recommend or endorse these products.
Record Keeping
Maintaining meticulous records of your septic tank service:
- Installation date and permit numbers
- Inspection dates and findings
- Pumping dates and sludge levels
- Repairs or upgrades performed
- Contact information for your septic professional
These documents can show proper maintenance of your septic system when you sell your property, in addition to assisting you in troubleshooting any issues with your septic system that may occur. Documentation demonstrating proper maintenance of the septic system will be appreciated by any prospective buyer.
Best Practices for Septic System Care
How you use your septic system daily will determine how long it serves you, 20 years or 40+.
Water Usage Management
Septic systems have a limited capacity for handling huge amounts of water simultaneously. When a system is overloaded, there may not be enough time for solids to settle at the bottom of a tank before they are discharged through a drain field through clogged pipes. You should create a routine maintenance plan for your water use. This may include the following:
- Installing low-flow toilets, showerheads, and faucets
- Fixing leaky faucets and running toilets immediately
- Spreading laundry loads throughout the week instead of doing 10 loads Saturday
- Avoiding long showers or filling large bathtubs daily
- Diverting sump pumps and downspouts away from the drain field
Sump pumps and roof runoff should never connect to septic systems. This clean rainwater dilutes the septic tank, reducing treatment effectiveness and potentially flooding the drain field.
Do not connect your sump pump or roof runoff to your septic system. The rainwater is clean, but it takes up space in the septic tank. This will dilute the waste material, making it impossible to treat the waste properly, and will cause the drain field to flood.
What Never Goes Down the Drain
Your septic tank and drain field can only handle particular types of waste material. Flushing materials that should not be flushed will cause clogs in the system, will destroy the beneficial bacteria in the system, and will result in the total failure of your septic system:
NEVER Put These in Septic Systems:
- Grease, fats, and cooking oils – Float and clog pipes
- Paper towels, tampons, diapers – Don’t break down like toilet paper
- Coffee grounds, eggshells – Accumulate as sludge
- Cat litter – Clogs pipes and drain lines
- Chemicals, paint, solvents – Kill beneficial bacteria
- Medications – Contaminate groundwater and harm bacteria
- Cigarette butts, dental floss – Don’t decompose
- Excessive garbage disposal use – Overloads system with solids
Only dispose of human waste and toilet paper in the toilet. All other items must go into the trash. Not overusing a garbage disposal significantly increases the life of the septic tank and decreases how often it must be pumped out.
Protecting Your Drain Field
The drain field is the last stage of treatment and can be costly to replace. Never:
- Park vehicles or heavy equipment over the drain field – Weight compresses soil and crushes pipes
- Plant trees or large shrubs near drain lines – Roots invade and clog pipes
- Cover the drain field with concrete, asphalt, or structures – Soil needs oxygen
- Divert surface water runoff onto the drain field – Saturates soil and prevents treatment
Keep your drain field area grassed and accessible. The roots of the grass will assist in removing moisture and nutrients from the treated wastewater and prevent erosion.
Upgrades and Accessories
By making smart upgrades, you can help maintain the septic system and extend its lifespan.
Septic Tank Risers
Septic tank access is provided by riser installation as it raises the access lid from the original level of 1-3ft deep to the surface of the ground. This can save you money in the long run, as it will decrease future service call costs.
- Easier and cheaper inspections (no digging required)
- Lower pumping costs (less labor time)
- More frequent inspections catch problems earlier
- Better access for emergency repairs
The cost of installing a riser will be between $300-$600, if you are installing a new septic system, you should add the risers at the time of installation, as it is considerably less expensive than adding them later.
Baffles and Filters
A modern septic system has two primary types of protective components:
The inlet baffle serves to direct wastewater through the inlet pipe into the septic tank below the existing scum layer and thus helps provide adequate settling of solids. The outlet baffle prevents the solids and/or scum from leaving the septic tank through the outlet pipe.
Septic filter devices are located in the outlet baffle of a septic system to give additional protection to prevent clogs. The filters are removable so that they can catch particles before they go into the drain lines. A septic filter should always be cleaned when the septic tank is pumped. It greatly extends the life of the drain field.
Emergency replacement of a septic filter can cost between $50 and $150; replacement of a drain field can cost between $5,000 and $25,000.
Warning Signs of Septic System Trouble
Early detection of an issue helps avoid catastrophic events like a broken septic system.
Common Warning Signs
Look for some of these indicative signs of need for prompt attention by a septic professional:
Red Flags Requiring Professional Help:
- Slow drains throughout the house (not just one fixture)
- Sewage odors inside or outside your home
- Gurgling sounds in toilets or drain lines
- Water backing up from toilets, showers, or sewer lines
- Soggy ground or wastewater seeps pooling near the drain field
- Lush green grass over the drain field when surrounding grass is brown
- Standing water or surfacing sewage in the yard
Any of these items demonstrate that there is a high probability of the failure of your septic system. Contact a qualified professional as soon as possible – delayed repairs may result in more expensive repairs to your septic system, as well as pose potential health hazards to you and your family.
Emergency Response
If you see sewage smells, backup sewage in the home, or wastewater seeping up from the ground, you need to act fast.
- Reduce water usage immediately
- Avoid flushing toilets or running water unnecessarily
- Call a septic professional for emergency service
- Keep people and pets away from contaminated areas
- Document the problem with photos for insurance if needed
In many cases, quick action can take your repair from $500 to $20,000 for a replacement system.
Making Septic Systems Work for Rural Living
As a homeowner with property in rural areas in states like Oregon, Arizona, New Mexico, Colorado, Texas, Arkansas, Nevada, and Florida, you generally will have to install and maintain a septic system because you are not on a public sewer system like those who live in urban areas. This means that you will have to deal with and treat your wastewater on your own.
Knowing about septic systems will turn this unknown fear into something you have to manage. When properly installed and maintained, traditional septic systems will work for decades without problems. Routine maintenance of these systems costs between $300-$600 (for pumping), every couple of years at maximum, and is much cheaper than a monthly sewer bill from a city.
If you are buying a piece of raw land with owner financing that has payments that start at $100 per month, you will need to create a separate budget for septic system costs. Septic system installation will likely cost between $8,000 for basic systems installed in ideal soil and $25,000+ for well-engineered systems installed in difficult-to-install soils. Therefore, you should have the property tested for soil before you buy the property, or at a minimum, be prepared to add all septic system costs to the cost of building your new home.
The investment pays off. Septic systems provide independence from municipal infrastructure, work reliably in remote locations, and, with proper maintenance, serve your family for 30-40 years. Your local health department provides free information about regulations and approved installers. Talk to neighbors about their experiences and get recommendations for reliable septic professionals in your area.
Septic tanks can provide independence from municipal systems, work well in rural settings, and, with proper maintenance, will last for 30-40 years. Your local health department can give you free information about septic tank regulations and licensed septic installers. You should also ask your neighbors about their experience with septic tanks and get a recommendation for a good septic installer.
Owning rural property changes your responsibilities to include items that would not be considered by an Urban dweller. By learning how septic tanks work, the type of upkeep they require, and how to prevent your septic system from failing, you are now able to participate in successful off-grid lifestyles. Your septic tank is nothing to fear; it is just another aspect of living sustainably and independently that makes Rural property ownership fulfilling.