House survey for a rural property with a cess pit
Discussion
We’ve had an offer accepted on a small holding 
I need to book a surveyor to do a house survey. I’ve not had to arrange one of these before as it has not been needed on previous properties, just had the standard mortgage survey.
The property is on mains water & electric but comes with some land, a cess pit & heating is powered by a large external gas tank, prior to this it used oil heating.
Do I just pick a regular house surveyor or do I need a specialist & if so what type?
Thanks in advance
I need to book a surveyor to do a house survey. I’ve not had to arrange one of these before as it has not been needed on previous properties, just had the standard mortgage survey.
The property is on mains water & electric but comes with some land, a cess pit & heating is powered by a large external gas tank, prior to this it used oil heating.
Do I just pick a regular house surveyor or do I need a specialist & if so what type?
Thanks in advance
PugwasHDJ80 said:
find a rural surveyor
learn about the general binding regs- cess pits, sceptic tanks and water treatment plants are all different and subject to new regulations!- some of which may cost you a lot of money.
It's really only a serious problem if the pit is discharging into a watercourse or if it has issues. If it's field discharge and the pit is sound you'll be fine.learn about the general binding regs- cess pits, sceptic tanks and water treatment plants are all different and subject to new regulations!- some of which may cost you a lot of money.
You want to find a local Chartered Building Surveyor who cover rural areas, but even the good ones (yes, there are a few 
) will only provide a basic inspection and advice on things like septic tanks and heating systems.
You can ask the vendors to confirm whether the gas heating system has been inspected recently (this inspection SHOULD have included a check of the tank).
Make sure your solicitors are aware that the house is not on mains drainage and then will likely ask for specific information o from the vendor's solicitors on this - but in my experience people generally don't know much about their tanks, other that that it's where their poo goes. Often they don't get inspected or emptied regularly, so it may be worth getting a specialist to come round and inspect, as this can be quite an expensive issue to fix if the system is not working correctly or is draining to somewhere it shouldn't. They may arrange for it to be emptied, or you may need to arrange for this separately. You could try somebody like Off Mains Solutions as a starting point or your Surveyor will likely be able to give you a local recommendation.
) will only provide a basic inspection and advice on things like septic tanks and heating systems.You can ask the vendors to confirm whether the gas heating system has been inspected recently (this inspection SHOULD have included a check of the tank).
Make sure your solicitors are aware that the house is not on mains drainage and then will likely ask for specific information o from the vendor's solicitors on this - but in my experience people generally don't know much about their tanks, other that that it's where their poo goes. Often they don't get inspected or emptied regularly, so it may be worth getting a specialist to come round and inspect, as this can be quite an expensive issue to fix if the system is not working correctly or is draining to somewhere it shouldn't. They may arrange for it to be emptied, or you may need to arrange for this separately. You could try somebody like Off Mains Solutions as a starting point or your Surveyor will likely be able to give you a local recommendation.
I looked at one place, the vendors knew they were not on mains drainage but didn't know where the septic tank was!
Provided you have enough land and don't have streams flowing close to the house, it's just something you have to budget for.
In some rural areas, it's very common so the costs and issues of operating are well known by many locals.
If you have space and access for a jcb, the costs of installing a new system are not silly.
It's a bill you won't want as a surprise, but it's small change in housebuying terms.
If you have a small plot and it slopes towards a watercourse, it can be a nightmare.
If you have a 'broken' system and it's polluting a stream it can be big trouble.
Provided you have enough land and don't have streams flowing close to the house, it's just something you have to budget for.
In some rural areas, it's very common so the costs and issues of operating are well known by many locals.
If you have space and access for a jcb, the costs of installing a new system are not silly.
It's a bill you won't want as a surprise, but it's small change in housebuying terms.
If you have a small plot and it slopes towards a watercourse, it can be a nightmare.
If you have a 'broken' system and it's polluting a stream it can be big trouble.
Lotobear said:
It's not a cess pit then, it's a septic tank
ThisA cesspit is essentually a non leak container. When it's full it needs to be emptied otherwise sewage will spill out on the land. Depending on the size it will need to be emptied several times a year. A neighbour who is a sole occupant needs this done 3 times a year.
A sceptic tank is basically the same thing except that when nearly full it leaks into a leaching field comprised of pipes with holes in, eventually it will flow into a watercourse. Bacterial action within the sceptic tank breaks down solids so that only water leaks out. We have ours emptied annually to get rid of any sludge.
New rules are now in force outlawing sceptic tanks (not cesspits) and a sewage treatment plant such as a Klargester ot Mantaire system should be installed. This basically pumps air into the tank to speed up bacterial action. I was told that many mortgage providers will not accept simple sceptic tank systems so when you want to sell you have a problem, so we got a Mantaire system fitted
You should be able to get an idea if the tank is working by lifting the manhole covers. If there's no sign of backing up then it's doing it's job.
I have a recently fitted modern pneumatic one now, but I prefer the home made one I used before and my father's 1950s brick built one. Both of the latter are quieter and need less emptying.
I have a recently fitted modern pneumatic one now, but I prefer the home made one I used before and my father's 1950s brick built one. Both of the latter are quieter and need less emptying.
We have an old concrete underground septic tank and it works fine.
The poster above is incorrect as it shouldn't need emptying x3 times a year. If this is happening one of two things is going on;
a) The drain out pipe from the tank (it should protrude into the tank by a foot or so) if broken off, can allow the more solid layer to block the drain from the tank. If working correctly, cleanish water should drain from it.
b) The owner is not understanding how the tank works.
Very briefly, if emptied, the tank within a short space of time, will appear full. The natural chemicals will then work and as new water / solids etc enter, will digest quicker. If the chemical reaction is slow or not working (usually if quite a bit of bleach is being used in the house), you can buy powder to put into it or elderly neighbours have put a dead chicken into the tank and as it rots down, it starts the chemical process again.
Our house with two adults requires our tank to be emptied about once every three years. Cost about £150.
As a side note, if you do have one emptied, speak to whoever is emptying it and get them to show you how it works. It really is quite interesting.
There is a thought process at the moment that they must be replaced when houses are sold. This is not the case, and new neighbours have just spent £25,000 on replacing a perfectly good old tank that worked well and gives the same result.
The poster above is incorrect as it shouldn't need emptying x3 times a year. If this is happening one of two things is going on;
a) The drain out pipe from the tank (it should protrude into the tank by a foot or so) if broken off, can allow the more solid layer to block the drain from the tank. If working correctly, cleanish water should drain from it.
b) The owner is not understanding how the tank works.
Very briefly, if emptied, the tank within a short space of time, will appear full. The natural chemicals will then work and as new water / solids etc enter, will digest quicker. If the chemical reaction is slow or not working (usually if quite a bit of bleach is being used in the house), you can buy powder to put into it or elderly neighbours have put a dead chicken into the tank and as it rots down, it starts the chemical process again.
Our house with two adults requires our tank to be emptied about once every three years. Cost about £150.
As a side note, if you do have one emptied, speak to whoever is emptying it and get them to show you how it works. It really is quite interesting.
There is a thought process at the moment that they must be replaced when houses are sold. This is not the case, and new neighbours have just spent £25,000 on replacing a perfectly good old tank that worked well and gives the same result.
Cow Corner said:
......but in my experience people generally don't know much about their tanks, other that that it's where their poo goes. Often they don't get inspected or emptied regularly, so it may be worth getting a specialist to come round and inspect, as this can be quite an expensive issue to fix if the system is not working correctly or is draining to somewhere it shouldn't. They may arrange for it to be emptied, or you may need to arrange for this separately......
This is a pretty good description of how we started off.When the survey found there was a septic tank, we asked the vendor if they'd ever had an inspection. Her answer was no - but she agreed to have it emptied before she moved out.
We considered an inspection, however the company she used for pumping out mentioned on the invoice that they didn't feel that was necessary as it was working properly.
After a few years our neighbours mentioned a smell, so we had it pumped straight away. They have a cess pit and have to empty it every 3 months or so.
From then we have that done about 12-14 months apart, and each time they pump it the fella doing it has been happy with the look of it. Nothing broken etc.
[quote=mkjess123]We have an old concrete underground septic tank and it works fine.
The poster above is incorrect as it shouldn't need emptying x3 times a year. If this is happening one of two things is going on;
I apologise if my reply was misleading when I said a CESSPIT is essentually a non leak container. When it's full it needs to be emptied otherwise sewage will spill out on the land. Depending on the size it will need to be emptied several times a year. A neighbour who is a sole occupant needs this done 3 times a year. HE HAS A CESSPIT
The poster above is incorrect as it shouldn't need emptying x3 times a year. If this is happening one of two things is going on;
I apologise if my reply was misleading when I said a CESSPIT is essentually a non leak container. When it's full it needs to be emptied otherwise sewage will spill out on the land. Depending on the size it will need to be emptied several times a year. A neighbour who is a sole occupant needs this done 3 times a year. HE HAS A CESSPIT
mkjess123 said:
We have an old concrete underground septic tank and it works fine.
The poster above is incorrect as it shouldn't need emptying x3 times a year. If this is happening one of two things is going on;
a) The drain out pipe from the tank (it should protrude into the tank by a foot or so) if broken off, can allow the more solid layer to block the drain from the tank. If working correctly, cleanish water should drain from it.
b) The owner is not understanding how the tank works.
Very briefly, if emptied, the tank within a short space of time, will appear full. The natural chemicals will then work and as new water / solids etc enter, will digest quicker. If the chemical reaction is slow or not working (usually if quite a bit of bleach is being used in the house), you can buy powder to put into it or elderly neighbours have put a dead chicken into the tank and as it rots down, it starts the chemical process again.
Our house with two adults requires our tank to be emptied about once every three years. Cost about £150.
As a side note, if you do have one emptied, speak to whoever is emptying it and get them to show you how it works. It really is quite interesting.
There is a thought process at the moment that they must be replaced when houses are sold. This is not the case, and new neighbours have just spent £25,000 on replacing a perfectly good old tank that worked well and gives the same result.
More or less the same as this in my experience. The poster above is incorrect as it shouldn't need emptying x3 times a year. If this is happening one of two things is going on;
a) The drain out pipe from the tank (it should protrude into the tank by a foot or so) if broken off, can allow the more solid layer to block the drain from the tank. If working correctly, cleanish water should drain from it.
b) The owner is not understanding how the tank works.
Very briefly, if emptied, the tank within a short space of time, will appear full. The natural chemicals will then work and as new water / solids etc enter, will digest quicker. If the chemical reaction is slow or not working (usually if quite a bit of bleach is being used in the house), you can buy powder to put into it or elderly neighbours have put a dead chicken into the tank and as it rots down, it starts the chemical process again.
Our house with two adults requires our tank to be emptied about once every three years. Cost about £150.
As a side note, if you do have one emptied, speak to whoever is emptying it and get them to show you how it works. It really is quite interesting.
There is a thought process at the moment that they must be replaced when houses are sold. This is not the case, and new neighbours have just spent £25,000 on replacing a perfectly good old tank that worked well and gives the same result.
We've got an old block-built septic tank and it is pretty much hassle free. Four of us in the house, and we get it emptied every 4-5 years. The bacterial action "digests" most of it and so it doesn't fill with solids very quickly at all.
Make sure you get septic-tank friendly cleaners and bleach etc as cleaning your toilets with regular bleach will kill off the bacteria and then the septic tank won't work.
Assuming you're not flushing anything untoward then it really doesn't need emptying very often at all.
Just about every house that's not in a town or large village up here in Aberdeenshire has one and many haven't been emptied in years. I know of one that's been in the same family since before the war that's never been emptied.
Just about every house that's not in a town or large village up here in Aberdeenshire has one and many haven't been emptied in years. I know of one that's been in the same family since before the war that's never been emptied.
mkjess123 said:
We have an old concrete underground septic tank and it works fine.
The poster above is incorrect as it shouldn't need emptying x3 times a year. If this is happening one of two things is going on;
a) The drain out pipe from the tank (it should protrude into the tank by a foot or so) if broken off, can allow the more solid layer to block the drain from the tank. If working correctly, cleanish water should drain from it.
b) The owner is not understanding how the tank works.
Very briefly, if emptied, the tank within a short space of time, will appear full. The natural chemicals will then work and as new water / solids etc enter, will digest quicker. If the chemical reaction is slow or not working (usually if quite a bit of bleach is being used in the house), you can buy powder to put into it or elderly neighbours have put a dead chicken into the tank and as it rots down, it starts the chemical process again.
Our house with two adults requires our tank to be emptied about once every three years. Cost about £150.
As a side note, if you do have one emptied, speak to whoever is emptying it and get them to show you how it works. It really is quite interesting.
There is a thought process at the moment that they must be replaced when houses are sold. This is not the case, and new neighbours have just spent £25,000 on replacing a perfectly good old tank that worked well and gives the same result.
This!The poster above is incorrect as it shouldn't need emptying x3 times a year. If this is happening one of two things is going on;
a) The drain out pipe from the tank (it should protrude into the tank by a foot or so) if broken off, can allow the more solid layer to block the drain from the tank. If working correctly, cleanish water should drain from it.
b) The owner is not understanding how the tank works.
Very briefly, if emptied, the tank within a short space of time, will appear full. The natural chemicals will then work and as new water / solids etc enter, will digest quicker. If the chemical reaction is slow or not working (usually if quite a bit of bleach is being used in the house), you can buy powder to put into it or elderly neighbours have put a dead chicken into the tank and as it rots down, it starts the chemical process again.
Our house with two adults requires our tank to be emptied about once every three years. Cost about £150.
As a side note, if you do have one emptied, speak to whoever is emptying it and get them to show you how it works. It really is quite interesting.
There is a thought process at the moment that they must be replaced when houses are sold. This is not the case, and new neighbours have just spent £25,000 on replacing a perfectly good old tank that worked well and gives the same result.
We have one at our holiday cottage, & have briefly considered moving to mains....but it looks like the cost would be huge, plus the system does just work.
We have ours emptied once a year. Some work done on it a few years back, but not expensive, & it works well.
Never heard of the dead chicken approach! I guess you could drop a live one in - it would become dead pretty quickly
The other reason a septic tank to a drainage field might require emptying frequently is because the drainage field/soakaway system is blocked/blinded by fats and other contaminants or that the natural ground has become waterlogged. This is quite common and requires the drainage system be dug out and relaid with new filter material.
I took on a rurual property (commercial) with a septic tank and no documentation - to the extent I had no idea where it was!
I had a dedicated survey on the tank / drainage system .
The survey revealed that it was all fucted.
Roof drainage was running into septic tank instead of soakaways - ie the guttering was plumbed to the tank!
All the pipes to the tank had root ingress
The kitchen sink was just emptied into nothing - just a random void
The tank itself was OK
I had a dedicated survey on the tank / drainage system .
The survey revealed that it was all fucted.
Roof drainage was running into septic tank instead of soakaways - ie the guttering was plumbed to the tank!
All the pipes to the tank had root ingress
The kitchen sink was just emptied into nothing - just a random void
The tank itself was OK
As well as the surveyor being versed in rural properties I'd also recommend using solicitors who are used to dealing with one off rural properties as well. We are being held up by a solicitor at the start of our short (4) chain who basically have no ideas about rural properties/small holdings.
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