If you’re in the process of buying a property with a septic system in Arizona, it’s essential to be familiar with the ADEQ (Arizona Department of Environmental Quality) Septic Inspections. These inspections play a crucial role in ensuring the proper functioning of septic systems and safeguarding the environment and public health. As the owner of Priority Pumping, a reputable septic service business, I understand the importance of these inspections and the questions that often arise from real estate agents and homebuyers. In this blog post, I’ll address the most commonly asked questions about ADEQ Septic Inspections to help you navigate this aspect of your real estate journey.
*1. What is an ADEQ Septic Inspection? Is this neccessary?*
An ADEQ Septic Inspection is a thorough examination of the septic system on a property to ensure compliance with environmental and health regulations. A property with a septic system must undergo this requirement when sold or transferred to a new owner
*2. How long does an ADEQ Septic Inspection typically take?*
Curious about how long an ADEQ septic inspection might take? Typically, the process takes about 1 to 2 hours. Our skilled team will thoroughly evaluate your septic system to ensure it meets all regulatory standards. We’re here to make it as smooth and hassle-free as possible, so you can get back to what matters most
*3. What is the cost of an ADEQ Septic Inspection?*
The cost of an ADEQ Septic Inspection can also vary, and it’s usually the responsibility of the home SELLER. Prices depend on factors such as the size of the system and the address of the home.
When you choose Priority Pumping for your ADEQ Septic Inspection, we quote you a flat-rate price over the phone, via text, or through email/chat on our website. This rate covers everything needed for a thorough inspection: labor, pumping, the ADEQ Report of Inspections, and step-by-step photos.
*4. Who is responsible for scheduling and paying for the ADEQ Septic Inspection, the buyer or the seller?*
The ADEQ guidelines state that the SELLER must schedule and cover the cost. It is a vital step in the due diligence process, helping buyers make informed decisions about their potential investment.
*5. When should you schedule or complete the ADEQ inspection?*
I highly recommend completing this inspection soon after listing the home. Don’t wait for a buyer. This way, you’ll know the septic system works well. You can then provide a Functional report with no issues. This reassures buyers, especially those new to septic systems.
Many septic issues aren’t visible from inside the house or above the tank. To identify problems like roots, excessive sludge, or damaged baffles, we need to open and examine the tank. This includes tank corrosion, cracks, and failed disposal fields.
Extreme damage may require tank or disposal replacement. This needs county permits, which can take up to 30 days. We often see home sales fall through due to these issues. Early inspection helps avoid this, especially for homes over 20 years old.
The ADEQ Inspection Report is valid for 6 months. Homes in Arizona often sell faster. If your report expires, call us, and we’ll help you.
*6. Are there any specific qualifications or certifications required for a septic inspector to conduct the ADEQ Septic Inspection?*
Yes, ADEQ-approved septic inspectors must meet specific qualifications and certifications. At Priority Pumping, EVERY member of our field team is well-trained, licensed, and CERTIFIED through NAWT, each with their own Inspector License Number. This is crucial.
Unlike most companies that only send the owner to training and then sign off on all reports, Priority Pumping ensures that every field technician, including myself, undergoes rigorous training and field instruction to conduct thorough ADEQ Septic Inspections the Priority way.
*7. What are the potential consequences if the septic system fails the ADEQ Inspection?*
If the ADEQ Inspection shows the septic system as NOT FUNCTIONAL or fails, you must make necessary repairs or upgrades to bring the system into compliance. Depending on negotiations, this may lead to additional costs for either the buyer or seller.
Based on the AZ Wastewater Addendum, if the system is marked Functional with Concerns, the buyer and seller can negotiate the necessary repair work. If the system is marked Not Functional, the seller must either repair or replace it at no more than 1% of the home’s purchase price, or the buyer can cancel the contract.
Many ask if a home with a NOT FUNCTIONAL ADEQ inspection can still be sold and have the Notice of Transfer filed. The answer is YES, but if a lender is involved, they will not approve the loan without a functional septic system. For investment properties or cash sales, the new owner assumes responsibility for fixing the septic system issues.
*9. Can the results of a recent ADEQ Septic Inspection be used for multiple sales transactions on a property if it is within 6 months?*
ADEQ Septic Inspections include information about the current homeowner of the property and each sales transaction needs to have its own report. If it’s within 6 months, you likely won’t need another pump, so the inspection price will be much lower.
*10. What happens if a property with a septic system does not pass the ADEQ Inspection before closing?*
If the septic system does not pass the ADEQ Inspection before closing, the sale may be delayed until the necessary repairs or upgrades are completed.
*11. Can necessary repairs or replacement issues, identified through the ADEQ Inspection, be completed after the close of the home sale?*
YES! We often have escrow hold-back money for the proposed estimate that was submitted by our installation team. As long as there is agreement on who is paying for the repairs/replacements and a work authorization has been completed, we are more than accommodating in billing escrow companies for repairs/replacements.
*12. What are the most common issues that cause a septic system to fail an ADEQ Inspection?
Common issues that can cause a septic system to fail an ADEQ Inspection include drainage problems, leaks, tank corrosion, and roots.
*13. Are there any restrictions on the use of the property during the ADEQ Inspection process?*
There are generally no restrictions on property use during the ADEQ Inspection process. However, it’s crucial to cooperate with the inspector and ensure accessibility to all components of the septic system. At Priority Pumping, we also highly recommend having the buyer on-site to see where the septic system is located and ask our technicians questions about the maintenance of the system.
*14. Can you explain to me what the Report of Inspection is talking about? I’m not familiar with the terminology used within the report and don’t quite understand what I am reading.*
We love to educate everyone on septic systems. It’s kind of our love language! 🙂 Please visit these two videos on our YouTube page where we walk you through How To Read The ADEQ Report of Inspection and What To Do After The Inspection.
*15. Who is responsible for payment on the Septic Inspection? How do I schedule? How can I pay and do we accept payment through escrow?*
All great questions!! It is written by ADEQ, that it is the SELLER’s responsibility to hire and pay for the ADEQ Septic Inspection. We know this doesn’t always work out that way, but we are happy to work with whoever wants to accept the responsibility. We will need to have permission from the current homeowner to come onto the property to complete the inspection, which is part of our scheduling process.
Scheduling an inspection with us is SUPER easy and quick! You can call our office at 602-601-5751 or you can text that same number with your property address for a quick returned estimate for the service. If you choose to book with us, our office will ask some questions about your property, send over a scope of service for electronic signature and get you booked on the calendar. You receive text notifications confirming the appointment the day before, when we are on out way, and when the job is completed.
We accept cash, check, or credit card for payment. We do require there is a credit card on file with our office when you schedule the appointment. Nothing is charged until the service is completed. If needed, we also offer financing through WiseTack. Ask our office for more information.
