What You Need to Know About Owning or Purchasing a Home with a Septic System in the Houston Area

As a local REALTOR®, I frequently assist buyers and sellers purchase and sell homes with septic systems. In this post, I'll break down the two most common types of septic systems you'll encounter in the Houston areathe conventional system and the aerobic systemand provide important information on how to maintain them. Whether you're purchasing your first home or simply need a refresher on proper care, this guide will help you feel confident in your decision. As always I recommend contacting your preferred Septic Company to ask specific questions regarding your septic system.

What Is a Septic System?

A septic system is an on-site wastewater treatment system typically used in rural or suburban areas where municipal sewer systems aren't available. The system is designed to treat and dispose of household wastewater from toilets, showers, sinks, and other plumbing fixtures.

A typical septic system consists of:

• A septic tank holds the wastewater and allows solids to settle while bacteria break down the waste.
• A drain field (also known as a leach field) is where the liquid effluent (treated water) is filtered into the soil.

With that basic understanding, let's take a closer look at the two main types of septic systems you'll find in the Houston area: conventional and aerobic.

1. Conventional Septic Systems: The Traditional Approach

A conventional septic system is the most common and well-known type. It uses gravity to move wastewater from the home into a septic tank, where it settles into three layers: solid waste, liquid effluent, and scum. The liquid effluent is then filtered through a drain field.

How It Works:

• Wastewater flows from the home into the septic tank, where the solids are separated from the liquids.
• The liquid effluent (water) is then slowly released from the tank into the drain field through perforated pipes.
• The soil in the drain field naturally filters and further treats the wastewater.

Maintenance Tips for Conventional Septic Systems:

• Regular Pumping: Conventional septic tanks need to be pumped every 3-5 years, depending on the size of the tank and the number of occupants in the home. Over time, solids accumulate in the tank, and if not removed, they can clog the system.
• Watch for Blockages: Be cautious about what goes into your septic system. Only human waste and toilet paper should go down the toilet. Avoid flushing items like wipes, sanitary products, or grease, as these can block the pipes and create system failures.
• Inspect the Drain Field: Ensure that the drain field is free from heavy foot traffic, vehicles, or construction, as these can damage the pipes or soil's ability to filter the water.
• Keep an Eye on Water Usage: Overuse of water can overload the system and reduce its effectiveness. Consider low-flow fixtures to help conserve water.

While conventional septic systems are simple and cost-effective, they do require periodic maintenance and proper care to keep them functioning well.

2. Aerobic Septic Systems: A More Advanced Option

Aerobic septic systems are often used in areas where the soil isn't conducive to the absorption and filtration of wastewater, or when a larger treatment area is needed. These systems are more complex than conventional systems and use aeration to break down the waste in the tank before it's filtered into the drain field.

How It Works:

• Wastewater enters the tank, where it's mixed with air (via an aeration pump) to encourage the growth of aerobic bacteria that break down waste much faster than the anaerobic bacteria used in conventional systems.
• The system requires an air compressor to keep oxygen levels high within the tank, facilitating the breakdown of waste.
• After the water is treated, the liquid effluent is filtered out to a drain field, much like in a conventional system.

Maintenance Tips for Aerobic Septic Systems:

• Regular Pumping: Like conventional systems, aerobic systems also need to be pumped regularlytypically every 3-5 years. However, the tank's aeration unit will also need to be maintained and cleaned periodically.
• Aeration Pump Maintenance: The aeration system requires routine maintenance to ensure that the air compressor is functioning properly. You should have the pump inspected annually and cleaned as necessary.
• Chemical Additives: Some aerobic systems may require the use of chemical additives to maintain bacteria balance and ensure proper waste breakdown. Always follow the manufacturer's recommendations.
• Check for Drain Field Issues: If the system isn't properly maintained, you may notice drainage problems or wet spots in your yard, which could indicate issues with the drain field. This requires immediate attention to avoid larger, more expensive repairs.
• Keep the System Clear: As with conventional systems, avoid putting non-biodegradable items (such as wipes, oils, or grease) down the drain. These items can clog the pipes and affect system performance.

While aerobic systems are more efficient and advanced, they come with a higher price tag and require more maintenance. However, they are an excellent choice for properties with poor soil conditions or for homeowners who need a more robust system.

As a buyer, it's important to ask the seller for records of the septic system's maintenance, including pumping schedules and any repairs. Having a septic inspection performed as part of your home inspection is also crucial to ensure everything is in good working order.

Conclusion: Understanding Septic Systems in Houston

Whether you're purchasing a home or already own one, understanding how a septic system works and the differences between conventional and aerobic systems is essential to keeping your home running smoothly. Regular maintenance and inspections are key to preventing costly repairs and ensuring that your septic system continues to function properly.

If you're buying a home with a septic system, be sure to ask questions, request documentation on the system's history, and consider having it inspected as part of your due diligence. And if you already own a home with a septic system, maintaining it properly can ensure it lasts for years to come.

As always, I'm here to help you navigate the real estate process, whether you're buying or selling a home with a septic system in the Houston area. Feel free to reach out with any questions or for guidance on your next real estate transaction!

If you have any questions or need assistance with your next real estate transaction, I would love to help you every step of the way!

Holly Mathieson, REALTOR®

Leadership Council Real Estate Trainer and Mentor

The Eagle Nexus Real Estate Group, Brokered by LPT Realty

Feel free to reach out to me anytimelet's make your real estate goals a reality!