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Septic System Information For Home Buyers In Victoria.

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Septic Systems and Buying or Selling a Home

For the vast majority of us, the purchase of our home is our most valuable and largest investment. Today, the cost of construction for various infrastructure components such as a sewer system or a septic system that ensure the proper modern function of your home can have a significant cost.   These infrastructure components are often not covered under your average house inspection and are often not given the attention they are due because they are out of sight and underground.

Onsite Wastewater/Septic Systems

There are approximately 27,000 septic systems in the Capital Region with roughly 500 more coming online each year.  Out of those homes approximately 8% (2160) of these homes served by onsite wastewater systems or septic systems change ownership each year. Some of these septic and waste water treatment systems can cost as much as $40,000 to install/replace and this cost is often not covered by insurance should something happen to the system.

You can imagine the stress and frustration that has happened to new home buyers who’ve purchased a home with a failing septic system.  It’s a good idea during any real estate transaction to get a clean bill of health for the septic system from a certified professional inspector.  They will be able to tell you the type of onsite wastewater treatment system you have, it’s overall condition and how to best maintain it moving forward.

It’s also a good idea to have the septic tank pumped out on your newly purchased home so you know you’re starting from a clean slate.

Underground Sewer and Plumbing Pipes

The underground plumbing pipes located on your property could include the homes perimeter drains, sewer laterals if you are hooked up to city sewer or your leech or drain field for a septic system.  Like all underground infrastructure, these pipes can deteriorate over time or be damaged by abuse (such as driving a vehicle on your septic field) and may eventually need to be repaired or replaced. Failure to maintain these underground pipes can result in drainage issues, basement flooding, septic system failure and property damage, which some are only partly covered by most home insurance policies.

Always have the underground pipes inspected by a professional before buying a home, especially if it’s an older home.

 

Island Pro Septic Pumps Out Septic Tanks From Sidney To Victoria

Island Pro Septic - Septic Tank Pumping ServicesIsland Pro Septic is a septic tank pumping and vacuum truck services company based out of North Saanich, on the Saanich Peninsula and serving all of Greater Victoria.  We specialize in pumping out residential septic, commercial septic, marine and RV septic tanks and holding tanks.  We offer prompt and efficient service that is competitively priced.

If you’d like to receive a quote to pump out your septic tank or holding tank please give us a call (250) 415-8558 or fill out our contact form and we’ll get right back to you.

How Does Your Septic System Actually Work?

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How Does Your Septic System Actually Work?

So How Does Your Septic System Actually Clean Your Wastewater?

If you’ve ever wondered how your septic system is able to clean all of the sewage and wastewater you produce from your home, get ready, because we’re about to tell you!  While being hooked up to a city sewer system is obviously preferred, don’t fear a properly functioning and maintained septic system as they are an excellent means of safely treating domestic wastewater.

Originating in France, septic tanks were invented by John Mouras sometime around 1860.  So you could say with over 150 years of use behind them the science behind a septic system is somewhat solid, pardon the pun!

When Mr. Mouras built his first septic system he began with a simple prototype. The tank was formed with concrete and the original piping was made of clay pipe, which is no longer in use. The piping would channel the wastewater from Mr. Mouras’ home out to the concrete septic tank, placed in his yard. When the sewage eventually overflowed from the tank, it would then be released into a cesspool. As the story goes, after nearly ten years, he decided to open the concrete tank to see what was happening inside of the prototype. To his surprise, the tank was virtually completely free of solids. Because of this success, the septic system was introduced into the United States in about 1883 and it’s use widely spread.

Septic Tank Pumping ServicesThe CRD estimates there are over 27,000 operational septic systems within the Capital District with another 500 or so new septic systems being installed in the area annually.  Septic systems still remain the most economical solution for treating large amounts of wastewater in rural locations or wherever city sewer is not being installed due to costs or location.

Although many different types of septic systems are used, they generally operate under the same principles.

#1.  In a typical onsite septic system (Type 1), wastewater from sinks, tubs, showers and toilets flushes out of the house into a septic tank that separates and stores any solid particles that either settle to the bottom or float to the top in the first of two compartments.  In the case of a package treatment plant type of system (Types 2 & 3), a tank called a “trash tank” may precede the treatment plant.  Beneficial bacteria help to break down the accumulated solids in these tanks, but eventually the solids will build up to a level that requires the septic tank to be pumped out.

#2.  The partially treated wastewater then flows from the tank  through an effluent filter and into a distribution box or D-Box.  It’s the D-Box’s job to evenly distribute the wastewater discharge into a network of pipes that lie buried in drain rock in trenches in the dispersal system or your “septic field”. Small holes in the pipes called perforations allow the wastewater to seep into the drain rock and then into the soil.

#3.  Natural filtration and further bacterial action in the soil remove any remaining particles in the wastewater.  When your wastewater finally reaches the water table, the wastewater has been treated and cleansed and poses no harm to the environment.  When septic systems work properly, they are efficient and inexpensive to maintain; if they fail, they can cause unpleasant odours, water pollution, major repair or replacement costs and potential health hazards.

Why Is It Necessary To Pump Out Your Septic Tank?

While the bacteria inside your tank and septic field work hard to break down the solids, sometimes they can be overwhelmed.  A properly sized septic tank is only large enough to store 3-5 years of sludge build up (tank solids) depending on the size of your household and frequency of use.  When the solids in the septic tank build up, the breakdown process becomes much less effective and more solids will be escaping from the septic tank compartments and into the soil absorption area, leech field or dispersal field.  This leads to major problems.

If too much sludge accumulates in your dispersal field it can lead to system failure and you’ll likely have wastewater coming to the surface around the dispersal field, causing potential health hazards or worse case, causing the sewage from the tank to back up into your home.

The CRD requires your septic tank to be pumped at least once every 5 years to help protect property and our delicate watersheds from contaminated water and sewage.

Island Pro Septic Pumps Out Septic Tanks From Sidney To Victoria

Island Pro Septic - Septic Tank Pumping ServicesIsland Pro Septic is a septic tank pumping and vacuum truck services company based out of North Saanich, on the Saanich Peninsula and serving all of Greater Victoria.  We specialize in pumping out residential septic, commercial septic, marine and RV septic tanks and holding tanks.  We offer prompt and efficient service that is competitively priced.

If you’d like to receive a quote to pump out your septic tank or holding tank please give us a call (250) 415-8558 or fill out our contact form and we’ll get right back to you.

6 Things You DO Want To Do With Your Septic System

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Important Septic System Maintenance Tips

There are many things a homeowner or property owner can do to educate themselves on their septic system, it’s operation and it’s regular maintenance.  If you own a home with a septic system otherwise known as an onsite waste water treatment system or plan on buying a home with a septic system then it’s important to know and understand what you can do to help prevent costly system failure while under your watch.

When you aren’t hooked up to city sewer, you are 100% responsible for the care and upkeep of your onsite wastewater treatment system (septic system).  If there is a problem (usually due to poor maintenance or neglect) then it’s on the property owner to ensure it’s repaired or replaced.  Failure to properly maintain your septic system could eventually lead to repair or replacement of the entire system that could cost in excess of $15,000 or more.

Important Note: For homeowners in the Greater Victoria area who are new to septic systems and would like to educate themselves on required maintenance and basic knowledge of how the system operates the CRD offers FREE 2 hour Septic Saavy Workshops you can attend.  Click Here To Learn More.

Here Are 6 Things You DO Want To Do With Your Septic System

#1.  If you are buying a home, or already live in a home and you don’t know where the location of the septic system is, you should consider getting or making your own diagram of the system layout.  You should know the location of your septic tanks, the tops of which can often be buried on older, established properties.  You should also know the location of any clean-outs, the distribution box and also the location of your leech or dispersal field.

Knowing the location of these items can save you money when a professional comes to inspect, maintain or pump-out your system.  Exposing the tank lids for example, if they are buried can cost an additional $50-$150 dollars in labour if the septic professional must do this work.  It’s something simple you can do to save money on inspections and services.

#2.  Do try and obtain or keep accurate records for the septic system.  When it was installed, subsequent inspection results, pump-out dates and receipts, repair receipts should all be kept and stored in a safe place.  The reality of a homeowner doing this is about zero, we understand that, but we’re telling you from experience a well documented septic system can save you from headaches and indecision regarding the system in the future.

#3.  Do install an effluent filter if you don’t already have one on your septic system. Special filters are available for retrofitting to an older, existing tank. The effluent filter will help keep solids out of your dispersal system, and your system will last longer.

#4.  Do arrange to have your septic tank pumped every 3 to 5 years or according to existing bylaws or at a frequency that would be appropriate for the amount of people in your household and the amount of use your septic system receives.

#5.  Do practice water conservation as much as possible. Limit the number of high water usage activities done consecutively or at the same time. For example, spread out your laundry washing over the week and avoid running the dishwasher, lawn sprinkler or shower/bath at the same time.  Too much water can overwhelm a septic tank, forcing solids into the leech field.

#6.  Do use non-toxic, bio-degradable cleaners and chemicals.  Using harmful chemicals to clean sinks, toilets and showers/bathtubs can kill the beneficial bacteria in your septic tank, causing solids to build up and then you will need to have your tank pumped more often.

Proper care and maintenance of your septic system will ensure years of trouble free use and will help you avoid potentially big repair or replacement costs in the future.

Get A Second Opinion If Your Septic System Has Problems!

Are you holding an estimate in your hands that makes you weak in the knees and has your bank account screaming for mercy!?  If your septic system is causing you trouble it’s always good to get more than one opinion as to what the best course of action might be.  If you are one of the unlucky homeowners who’s experiencing a problem with their septic system make sure you get a 2nd opinion!  It could save you thousands upon thousands of dollars and prevent you from lining a dishonest business owners pocket as septic problems are very expensive to repair and often the homeowner will feel hopeless and helpless as to what to do.  Don’t put yourself in that situation.

Just Remember:  A septic tank pump out is regular routine maintenance that every property owner with an onsite wastewater treatment system (septic system) should be doing.  Having to replace a system or having to pay for expensive repairs after an inspection is a whole new ball game and if your money is on the line you want to be 110% sure about your decision.

Island Pro Septic Pumps Out Septic Tanks From Sidney To Victoria

Island Pro Septic is a septic tank pumping company based out of North Saanich, on the Saanich Peninsula and serving all of Greater Victoria.  We specialize in pumping out residential, commercial, marine and RV septic tanks and holding tanks.  We offer prompt and efficient service that is competitively priced.

If you’d like to receive a quote to pump out your septic tank or holding tank please give us a call (250) 415-8558 or fill out our contact form and we’ll get right back to you.

10 Things You DON’T Want To Do With Your Septic System

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Septic System Mistakes To Avoid

If you own a home or property with a septic system or onsite wastewater treatment in Greater Victoria or The Saanich Peninsula this article might help you better understand your septic system and how to care and maintain it properly.  This article is going to talk about what NOT to do with your septic system and could save you thousands of dollars in repair or replacement.

Most septic system failures occur from long periods of neglect, abuse or often it’s because the homeowner’s just don’t know what they should be doing.  Failed septic systems cause health concerns for the people living on and around your property, they can pollute our ditches, streams and lakes and eventually the ocean or groundwater supply.  Considering the cost of a replacement septic system can easily exceed $15,000 this is information a homeowner might valuable.

Here Are 10 Things You Don’t Want To Do With Your Septic System

#1.  Never allow potential poisons or harmful/hazardous chemicals to get into your septic dispersal system!  This would include items such as paint, solvents, bleach, antifreeze, fuels, motor oil, pesticides or herbicides.  These chemicals can actually kill all of the beneficial bacteria in your septic system and from there, they can leach into the groundwater and cause serious health or environmental concerns.  Use environmentally friendly cleaners and alternatives whenever possible.  Hazardous waste should always be disposed of at the proper facility – click here for the CRD’s recommendation on handling hazardous household goods.

#2.  If you rely on a drilled well for your water supply and have filtration or softener systems connected you should never allow the discharge of water softener backwash during cleaning or servicing of the filter/softener into your septic system.  This can have a negative effect on the beneficial bacteria that are essential to your septic system operation.

#3.  Avoid the use of septic tank “starters” or other similar products designed and marketed to improve the performance of your system.   These products can often do more harm than good.  The best option is to just allow the natural bacteria to work on their own.

#4.  Avoid the use granular or very abrasive drain cleaners designed to remove clogs from your sewer or drain lines. Only a small amount of these chemicals can kill all of the beneficial bacteria in your system.  When the bacteria go, the solids take much longer to breakdown and your systems performance is affected.

#5.  If you have a garburator and use it to dispose of food waste and other solids your septic tank can fill up pre-maturely and will require more frequent septic pump outs.  With so many municipalities offering “Green Bin” programs for food and kitchen waste a garburator is no longer necessary, especially if you are on a septic system.

#6.  Do not ever drive or park vehicles, machinery, boats, RV’s or other heavy objects on your septic dispersal system.  The dispersal pipes are not very far under ground and heavy objects can cause soil compaction (making it difficult to drain) and they can crush the pipes that allow your field to operate.

#7.  Do not plant trees, hedges, or shrubs on or close to your septic system dispersal area.  Tree roots are very invasive and destructive when they find pipes that contain nutrient rich water and your septic leech field is no different.  Tree roots can infiltrate the pipes, cracking them, clogging them and causing an expensive system failure or repair.

#8.  If possible avoid routing roof drains, perimeter drains and surface water runoff from driveways, patios and sidewalks into your septic tank or into the dispersal field.  Too much water can overwhelm your system, which again could lead to expensive repair or replacement.

#9.  Don’t use your toilet and drains as a convenient method of garbage disposal.  For example, pouring fats and cooking grease down the drain could lead to clogs as the grease cools it solidifies in the pipes and can eventually cause clogs.  Don’t flush disposable diapers, baby wipes, hair, tampons, plastics, coffee grounds and more.  If it’s not a liquid and didn’t come from you or a family member it’s generally not a good idea to flush it down your drain!

#10.  Don’t buy or take possession of a home or property with a septic system or onsite wastewater treatment system that has not been pumped out and inspected prior to your agreement to purchase and take possession.  You don’t want to buy one of our Islands high-priced properties only to find out you need to drop another $30,000 in repairs that could have been negotiated before-hand.  If you have a good realtor, they will probably guide you in this department.

The Importance Of Getting A Second Opinion On Your Septic System Problems

Have you already had a professional come and look at your septic system to diagnose a problem you may or may not be having? Are you holding an estimate in your hands that makes you weak in the knees and has your bank account screaming mercy!? If you are one of the unlucky homeowners who’s experiencing a problem with their septic system make sure you get a 2nd opinion!  It could save you thousands upon thousands of dollars and prevent you from lining a dishonest business owners pocket as septic problems are very expensive and often the homeowner will feel hopeless and helpless as to what to do, and that’s when you are vulnerable.

Just Remember:  A septic tank pump out is regular routine maintenance that every property owner with an onsite wastewater treatment system (septic system) should be doing.  Having to replace a system or having to pay for expensive repairs after an inspection is a whole new ball game and if your money is on the line you want to be 110% sure about your decision.

Island Pro Septic Pumps Out Septic Tanks From Sidney To Victoria

Island Pro Septic is a septic tank pumping company based out of North Saanich, on the Saanich Peninsula and serving all of Greater Victoria.  We specialize in pumping out residential, commercial, marine and RV septic tanks and holding tanks.  We offer prompt and efficient service that is competitively priced.

If you’d like to receive a quote to pump out your septic tank or holding tank please give us a call (250) 415-8558 or fill out our contact form and we’ll get right back to you.