Frequently Asked Questions

A septic tank is an underground chamber made of concrete, fiberglass, or plastic, where domestic wastewater is collected and treated. It operates on the principle of gravity, allowing solids to settle at the bottom while lighter materials float to the top. Bacteria naturally break down the solid waste over time, and the treated liquid effluent is then released into a drain field for further filtration and absorption into the soil.

Signs that your septic system may need repairs include slow drains, gurgling sounds from plumbing, sewage backups, unpleasant odors around the tank or drain field, and pooling water in the yard. If you observe any of these symptoms, it is crucial to contact a professional to assess the situation promptly. Ignoring these signs can lead to more severe issues and costly repairs down the line.

The septic tank is a watertight concrete, fiberglass, or polyethylene container, usually 1,000+ gallons, buried near the house. As wastewater sits in the tank, it naturally separates into three layers:

• Scum: fats, oils, and grease float to the top
• Sludge: heavier solids sink to the bottom
• Effluent: relatively clear liquid in the middle that flows onward for further treatment

The tank provides an oxygen‑free environment where anaerobic bacteria break down organic solids in the sludge and scum. This biological action reduces the volume of solids and converts much of the waste into liquids and gases, preparing the effluent for safe soil dispersal

• From the tank, effluent flows (by gravity or pump) into perforated pipes (laterals) laid in gravel-filled trenches known as the drain field or leach field
• Effluent seeps out of the lateral holes, filters through gravel and unsaturated soil, where aerobic soil bacteria remove remaining pathogens and nutrients before water reaches groundwater

• If too much water enters the system or the tank is not pumped, solids can clog the drain field, causing backups or sewage surfacing in the yard
• A well‑designed and maintained septic system quietly protects human health and nearby wells, streams, and lakes by treating wastewater on site

When buying or selling a property with a septic system in British Columbia, prioritize inspections, records, and compliance with Sewerage System Regulation to avoid surprises
Advice for buyers:

• Engage an independent Registered Onsite Wastewater Practitioner (ROWP) to conduct a pre-purchase inspection. This helps confirm the condition of the tank, how well the drain field is working, the system’s age and size, and whether it meets current City standards
• Request all available records, including permits, as-built drawings, pump-out history, maintenance logs, and any Health Authority filings. Also confirm whether the system is shared with neighbouring properties, meeting required setbacks, and soil test results
• Negotiate price adjustments or seller credits for any required upgrades, such as tank replacement or field upgrades, and check for any covenants or
  restrictions that could limit future system expansion

Advice for sellers

• Schedule a voluntary ROWP inspection to identify potential issues, such as tank leaks or a failing drain field, and provide buyers with a clear, professional report that can help speed up the sale
• Be transparent about the septic system via the Property Condition Disclosure Statement, including service records, the most recent pump-out, inspection report, and any known repairs or past issues
• Transfer all system documentation to the buyer at closing, and consider pumping the tank just before listing to demonstrate proactive, responsible maintenance
  
  

• No toilet bowl tablets should be used
• No backwash discharge from water softeners
• No oils, greases, chemical wastes, or latex paints
• No harsh chemicals or toxins shouldbe put into the system (household paints / solvents / thinners / caustic cleaners / pesticides / herbicides etc)
• Chemicals to avoid or carefully control: disinfectants or bleaches - use in small quantities only, when available use non-chlorine cleaners that are biodegradable and non-toxic
• All detergents - should be low-suds, biodegradable, low phosphate, and contain either baking soda or washing soda
• Paper products: use only white paper products - natural bacteria do not eat colour dyes in paper and therefore do not breakdown coloured paper
• No liquid fabric softeners should be used
• Please use 'dryer sheets' to soften fabrics, reduce static cling, and impart a fresh scent