Ins and Outs of Septic Systems and Title 5

Perhaps it is my complete obsession with potty training a toddler that my mind tends to think more about bathrooms than usual. I hereby will now engage you in a short, informative article about septic systems because in Sudbury, every home has a septic system or a cesspool.

Simply put - when you flush your toilet, this is where everything goes. The toilet is connected to the sewerage pipe, the pipe is connected to the septic tank, the septic tank is connected to another pipe, that pipe is connected to the distribution box, the D-box is connected to the leach field.

The tank, D-box and leach field are all located on your property. It is important to know where they are located. If you are unsure, you can always call the Sudbury Board of Health and ask for a copy of your septic plan or As-Built. The As-Built is the outline of the plan that clearly illustrates the system as it was built by the installer. This will usually show you the dimensions, distance from the house, road, wetlands, etc. This is a vital piece of information to have – especially when you are considering selling or adding on to your house.

So, now that you know that all of the “stuff” that gets flushed down your toilet has successfully traveled into your septic system and out into your leach field, I can’t emphasize to you enough how important it is to maintain your system and have it pumped at least every other year. If you don’t pump your system, the contents within don’t have anywhere else to go but into your beautifully manicured lawn, and the odor will surround neighboring yards.

Already, the record breaking snowfall has wreaked havoc on our homes. The next big thing will be about the ground water. Where is the snow going to go when it melts? Into your leach field. If your system isn’t overloaded, you will be fine. If you haven’t pumped in a few years, have a professional explain to you what you could see floating in your yard.

What is Title 5?

There is a difference between Title 5 and Title V. Although often used interchangeably in the real estate world, the two are unrelated. Most don’t know this – Title V actually pertains to the EPA’s Federal Clean Air Act. Title 5 (think about giving a high 5 when you pass) is the inspection of the septic system. Passing Title 5 is required by Massachusetts before you close on your new house. A lengthy inspection takes place, and if you pass the passing grade is valid for two years.

When viewing a listing information sheet about a house, if it states “Title 5 in hand,” this means that the system passed and the sellers have the report. If it states “new septic to be installed prior to closing,” you can guess that the system did not pass and now the sellers are installing a brand new system. Not a bad thing.

Conducting a Title 5 inspection is the responsibility of the sellers.

It is important to note that a Title 5 inspection is not a guarantee or warranty on the system. It simply means that on the day it was inspected, all of the components of the system were functioning properly and that the parts are in good repair. Title 5 is an inspection for the design of the system also. The Title 5 inspection contains certain design parts to it as well as regulations regarding the location — near wetlands, rivers, streams, etc.

It is important that buyers read the full report, not just the page issued for the Certificate of Compliance. You should check for the design and the size of the system to make sure that the number of bedrooms you think you are buying is actually the legitimate number of bedrooms in the system's design.

When scheduling your Title 5 inspection, I highly recommend hiring a company that does NOT repair or replace parts or systems. Within the past few months, I have seen a few houses/systems fail and upon requesting a second opinion from a highly reputable company whose scope of responsibility is only in pumping and inspecting, received a passing grade – with absolutely no hint as to anything being wrong with the system.

With spring approaching, the last thing you want are any surprises when being reunited with the grass in your yard. Get your septic system pumped.