What is the best way to advise a home seller to increase the septic to include an additional bedroom?

Asked by Deb Halsey, Greenwich, CT Thu Feb 10, 2011

A seller realizes that the homes that are selling within the price range that they expect, all have 4 bedrooms. Their existing septic is only approved for 3. What are the steps/expense they should expect to incur?

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Independent…, , Fairfield County, CT
Thu Feb 10, 2011
Better to simply give the buyer a $30,000.00 credit
1 vote
Dagny Eason, Agent, Wilton, CT
Thu Feb 10, 2011
Deb -
I'm right here in Wilton. You just need to call the Health Dept at the Town Hall, and they will fill you in on all that needs to be done. Or, better yet, make an appointment with your seller to go down, because it will involve pulling the past files and then analyzing how to proceed, dependent on the land (rocks, ledge, hills, etc)
Good luck with it - I never second guess the experts!
Dagny Eason, Owner/ Broker
Dagny's Real Estate, Wilton, CT
1 vote
Lisa Jones, Agent, Westport, CT
Thu Feb 10, 2011
You should make arrangements for your seller to get a few estimates from some local reputable septic companies...the septic company in keeping with the town codes will make recommendations....there are variables...a larger tank may require additional leeching field, maybe not...the experts will let you know...if the soil is good/sandy that's helpful, if your client's home is on rock...Blasting time! Best case scenario 2,500 for just a tank...very worst case scenario, you are on rock, need blasting and top fill...25,000..Most upgrades for me have been fortunately under $10,000. BTW If the land can sustain a larger house...and the difference in dollar amnt for a 4BR septic vs 5BR septic is small, go larger!
Best of Luck,
Lisa Jones, Higgins Group
0 votes
Chris Jahn, Agent, Naugatuck, CT
Thu Feb 10, 2011
There are so many variables that there is no clearly defined answer. Increasing the capacity of a septic system from 3-4 bedrooms usually involves a larger tank and new leaching fields. This price can vary dramatically based upon size of the lot, soil perc tests, etc, etc. You need to consult a septic excavation company that could properly test and quote the job.
0 votes
Dan Tabit, Agent, Issaquah, WA
Thu Feb 10, 2011
You'll likely have better success getting them to lower the price and make it attractive as a 3 bedroom than to rework the septic to make it approved for 4.
I'm not an expert, but I believe to upgrade would require removal and replacement of the holding tank itself, which depending on the location, depth and ease of access could cost thousands. The drain field may need to be addressed too; you'll need to have a septic designer to give you an estimate. If they proceed this way you'll need time to design, submit for permits, construction etc. It will likely take months.
0 votes
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