Here is more information with tips to help pass a Title V inspection and what to do if it fails.

• Avoid putting bleach into the drain either by cleaning the tub, toilets or any area that would drain into the system. If your washing machine is connected to the septic system avoid using bleach as this will kill good bacteria that naturally breaks down the sewage in the pipes and tanks. If your washing machine drains into the septic system you may consider having a separate system as this will alleviate most of your problems. You could have good bacteria added to your system to break down solids, however a properly operating system will not need it.
• Avoid house parties before the inspection date. Fix any leaking water faucets, even a small leak can create an overflow over time.
• Avoid rainfall from getting into the system through the covers. Make sure the covers are properly sealed and there is a slight mound above the cover to keep rain water from pooling and getting into the system.
• Avoid using your garbage disposal if you have one. A septic system was not designed to break down food from a garage disposal.
• The amount of occupants will greatly effect a system. The more people living in a home the more demand you put on a system, Also homes that have frequents guests and parties will overwork a septic system.
• Avoid growing trees on top of the system as the roots will damage the pipes and leaching field. If roots do block a pipe, there is a snake machine that can cut away the roots, however if the tree is not removed the pipes will eventually get clogged again.
• Have your tanks along with your D Box pumped every 2 to 3 years.
• Try to keep the area above the leaching field open and sunny, and last but not least,
• Do not drive a car over the system.

Will a 50 year-old system automatically fail? No, not as long as all components are working properly.

If the Septic System Fails

The first thing do is get in touch with a local engineer and the Board of Health. The engineer will determine if there is a "reserve area" on the original septic design where additional leach trenches can be added or whether another area is needed for a new system - in which case the engineer will draw up a "septic design" based upon soil testing that will be done.

The soil testing process consists of "perks and deep holes". The perk test will determine how quickly the soil leaches and the deep hole test will determine the level of the water table. Soils that have more gravel are better than those with clay and rock. A higher water table is not a good thing when it comes to septic systems as that requires a "raised system"; and your buyers will not want to find out that the beautiful, level yard they thought they were buying bought will now have a large mound in it -- another reason why Jim encourages you to get the Title V ordered and out of the way before you put your home on the market.

Once the septic system design is done and approved by the Board of Health you will want to get at least three bids by septic installers - estimates can vay greatly.

If you are already in the middle of a real estate transaction and find out your septic system has failed and that there is not enough time to repair or replace it before the closing, the bank giving the buyer the loan will require one of two things: 1) You to escrow 1.5 times the estimate to fix or replace the system - e.g. $30,000 if the repair will cost $20,000; or, 2) Delay closing unitl the installation is complete - yet another reason to get your Title V done and out of the way ahead of time!

If you find yourself in the position to have to replace your septic system and need financial help, contact the Massachusetts Housing Finance Agency (MHFA) at 617-723-0500. They have a manual online as well.

Tax Credit

The Commonwealth of Massachusetts DOR provides a tax credit of up to $6,000 over 4 years to defray the cost of septic repairs. The credit cannot exceed $1,500 in any year and may be spread out over 4 years. The tax credit is limited to work done on a primary residence only. Use form Schedule SC.

Cesspools.

If you have a cesspool will it automatically fail? State law does not require replacement of cesspools; although some towns will not pass a cesspool. Cesspools that exhibit signs of hydraulic failure, are located very close to private or public water supplies, or otherwise do not protect or pose a threat to the public health, safety, or the environment will need to be upgraded. Also, cesspools must be upgraded prior to an increase in design flow (e.g., the addition of a bedroom to a home.

Bedroom Count and Private Sewerage.

An extremely important subject revolving around the Title V and septic systems is the proper representation of bedrooms in a home. The misrepresentation of legal bedrooms in the home will land you in court, and rightfully so. Septic systems are rated according their bedroom capacity. When someone says the septic system is "rated" for four bedrooms it means that the system will handle the waste generated by the occupants of four bedrooms.

In Massachusetts, It has nothing to do with the number of bathrooms in a home! Where everyone gets into trouble is, for example, marketing a home as a four bedroom when the septic system is rated for only three bedrooms. What you do in your house is one thing. How you advertise to a buyer is another. The buyer relies on what you say to make a buying decision and can sue for treble damages if what he bought is legally or technically not what you said he was buying.

There are certainly differences in market value between three and four bedroom homes regardless of the overall size of the house. If you have any doubt about the bedroom count your septic system is rated for, this information can be found at the local board of health or on the septic design. If a previous Title V inspection has already been done on the property, it can be found on that report as well.

So what if you decide not to sell? A Title V is good for two years from the date it is completed. It can be extended for a 3rd year if it is pumped in both years.