Testing an Alternative Septic System When You Purchase a Home

With alternative septic system assessing functionality is relatively simple for a qualified inspector (or engineer with an interest in septic systems). Alternative systems are the British racing car of the septic universe, when they are running well, they are superb. The systems require constant maintenance to keep functioning so the systems are designed to be easily accessed. Alternative systems have access ports and alarms everywhere and the components are labeled with the manufacturer’s name. The diagram above is of a three chamber tank for an alternative system. Often three separate tanks are used. This diagram was from the American Ground Water Trust Consumer Awareness Information Pamphlet #4

1. First identify the manufacturer and find a septic maintenance firm certified by the manufacturer. E-mail or call the customer service department to get a list of names. Not all state health departments keep lists of certified maintenance companies. A note of caution, companies that are certified to install may not have the skills to inspect or maintain.
2. Have the system inspected and tested.

There are certain things to note when testing an alternative septic system, which have more than one tank or at least a multi compartment tank.

1. First, the air compressor for the aerobic tank should be running constantly and making a nice humming sound. The condition of the pump(s) and compressor should be assessed.
2. The alarm test buttons should work. (Make sure that the alarm switch is in the sound mode, a bulb can burn out if the alarm is silenced and the system is left with the alarm light on for months.) The alarms should be tested. Trip the alarm by lifting the water level gauge in the second or third tank which is much less disgusting than opening the first tank, but for a full test of the system all the alarms should be tripped.
3. The condition of the tanks should be assessed.
4. The absorption field should be inspected and the valves should be tested one at a time by over riding the timer on the zoner. Tufts of lush green grass around the valves during dry weather could indicate a broken valve or other system leak.
5. Finally, to truly test the system remove some water from the zoner/diverter valve by loosening the top to the valve and letting water flow out for a few seconds and place in a jar and test for bacteria and nitrogen. (Make sure the gasket is properly seated when reattaching the top.) An alternative system should have removed at least 90% of the nitrogen and bacterial load at that point.

It is to be noted that the system takes a period of time to establish the appropriate bacteria levels and achieve operational equilibrium. A house that has been vacant with the water and power turned off can not be properly tested for effectiveness of treatment. It takes a few weeks of use to the system to reach equilibrium. The properly operating effectiveness of the tank treatment system and the ability to track the functioning of the system is the beauty of alternative systems. However, the systems need to be maintained and monitored constantly.

Testing a Traditional Septic System When You Purchase a Home

When buying a home there are really no simple and sure method of determining if the traditional septic system and leach field are functioning properly. There are signs and indications that a septic system has problems and has failed, but there is not easy way to determine that a traditional septic system is functioning properly. The Septic System Loading and Dye Tests required for some types of mortgages, involves flushing a special florescent dye down a toilet or other drain combined with a known quantity of water sufficient to put a working load on the leach field. If waste water leaks to the ground surface there is a serious septic failure. Depending on various design features, soil conditions and system use, this test can take from 30 minutes to several days. A failed system that has just been pumped or a system that has not been used for a period of time may “pass” the dye test, while the septic system has already failed.

Many septic service companies will perform the service for free or at a minimal expense because it brings in a lot of business. This first thing is to obtain the as built diagram from the health department to identify the type of system, the age of the system and locate the leach/absorption field. The leach/absorption field has sometimes been located in some fairly surprising places.

Septic system failure is unpleasant, unsanitary, could be a source of serious disease and cost thousands to tens of thousands of dollars to resolve. Yet, most homeowners wait until a system fails to take action. The functional lifetime of a traditional septic system is limited. The system is designed so that with proper maintenance it will last 20 to 30 years, under the best conditions. Many other factors can cause early failure of a septic system. Pipes blocked by roots, soils saturated by storm water, compacting of the drain field by parking vehicles or heavy objects on the top of the field, improper location, poor original design or poor installation can all lead to major problems.

It is more likely that these systems fail because they are abused, improperly maintained or just old. Remember that the entire functioning of a traditional septic system is based on natural ecological cycles. It needs to be treated kindly and kept in balance. When a system is poorly maintained and not pumped out on a regular basis, sludge (solid material) builds up inside the septic tank, and then flows into the leach (absorption) field, clogging it beyond repair. Excessive load from toilets and garbage disposal, putting grease, coffee grinds, kitty litter down the drain will shorten the life of and potentially overload the system. Even with proper use and maintenance the system will wear out. Eventually, the soil around the leach field becomes clogged with organic material, forcing sewage upward into the yard or back into the house. Before that happens, however, there are warnings signs. It may be difficult to identify many of these signs without living or spending time in the house.

Signs that a Septic System is Failing:

1. Sewage backup in your drains or toilets. This is often seen as an unpleasant smelling black liquid.
2. Slow flushing of all or most of your toilets. Many of the drains in your house will drain much slower than usual, despite the use of plungers or drain cleaning products (which by the way should not be used with a septic system). Unfortunately, this is often gradual and goes unnoticed.
3. Liquid seeping along the surface of the ground in the back yard near the leach field. It may or may not have a noticeable odor associated with it. Lush green grass growing over the absorption field, even during dry weather or visual stripes in the grass texture and quality is often an indication that an excessive amount of liquid from your system is moving up through the soil, instead of downward, as it should. While some upward movement of liquid from the leach field is expected, too much could indicate major problems.
4. The presence of nitrates or bacteria in the drinking water well. This indicates that liquid from the system may be flowing into the well through the ground or over the surface. Water tests available from your local health department will indicate if you have this problem.

The Price of Solar Power is Falling

The Wall Street Journal reports that the recession has pushed down the cost of solar power. Back in the late 1970’s when I first looked at the idea of solar power and PV cells the cost per watt was something like $120 just a last year the price was $4 or more. Now it seems that the cost has been pushed as low as $2 per watt. That does make you want to buy. However, not all states offer incentives.

In the 1950’s when Bell Labs fist developed the PV cell operating efficiency was 4%, in the 1970’s efficiency was 9%. Currently efficiency is 15% and there are developers working on higher efficiency PV and concentrating systems. Between manufacturing cost reductions and increase efficiency we find ourselves with solar PV cells at $2 watt. Is that good enough?

Today a PV cell provides 1,000 watts per square meter (costing $2,000 at the current recession discount). At noon on a cloudless day in the Arizona desert (optimal conditions) that square meter produces an impressive 6 kilowatts hours per day. Unfortunately, most of the United States (my address included) has less than optimal solar conditions for much of the year. For the worst part of the year with the current 15% efficiency I calculate that I would get less than 1 kilowatt hour per day from that square meter of solar PV cell in the winter and rainy days, the optimal production for my location seems to be about 4 kilowatt hours per day (despite my location on a knoll and with a dead on southern facing roof). Even this level of pricing does not meet my hurdle rate of return on investment (the best use of my money). Despite my goal to someday move off the grid which will take a combination of technologies, I am tethered until solar and residential turbine technology make the next leap. Until that time, passive solar techniques are where I'm spending.

Septic Regulations for the Commonwealth of Virginia

Today, alternative onsite septic treatment systems are designed to be state of the art, meeting EPA's treatment standard one. This exceeds the standards for sewage treatment plants and replenishes existing groundwater systems. These alternative onsite systems can be more sustainable to the surrounding ecosystem than sewers and centralized waste treatment and are certainly less expensive for the homeowners in sparsely populated areas. However, the systems need to work properly and these newer alternative systems with multiple tanks, compressors and various parts require consistent maintenance to continue working properly.

According to data compiled by Loudoun and Fauquier Counties Virginia these systems fail at a rate significantly higher than traditional systems and the majority of their alternative systems are not functioning properly. Alternative systems can provide excellent onsite waste treatment; however, they need to be maintained. My experience with my alternative system has been that on going care and monitoring is necessary to keep my system humming (literally, the motor for the air compressor to the aerobic tank makes a humming sound when it working properly). It took a considerable amount of money and effort to ensure that the system that that came with the house I bought was and remains operational.

On April 8, 2009 the General Assembly of Virginia passed HB 1788/SB 1276. According to the Piedmont Environmental Council this legislation denies localities the ability to restrict use of alternative septic systems and require maintenance of such systems. However, the legislation contains enactment clauses and HB 1788/SB1276 will force the Virginia Board of Health to finally act on the issue. Uniform regulations throughout the Commonwealth might facilitate homeowner awareness and compliance. § 32.1-164 of the Code of Virginia requires Virginia Board of Health to begin an O&M program for alternative septic systems that is based on the manufacturer’s operation and maintenance instructions, local requirements, or state rules and policies whichever is most stringent. These requirements go into effect on July 9th 2009 and remain in effect until final regulations for O&M of alternative systems are in place. The Virginia Department of Health, VDH, is currently trying to decide if these requirements would apply to all alternative systems or only those installed after July 9, 2009.

The VDH has been working to promulgate these regulations under § 32.1-164 of the Code of Virginia, since the DEQ handed over authority at the beginning of this decade. So far there are no regulations and the VDH is considering whether all the alternative systems installed in the past decade should be regulated in the interim. Developing appropriate, fair and functional regulations that will serve homeowners, and protect all the waters of the state is a difficult task that certainly will take time. However, ignoring the existing inventory of alternative systems that require maintenance to function for the duration of time that it will take to develop and implement regulations would appear irresponsible and not protective of the homeowners. All too often homeowners are unaware they have a problem until sewage is backing up into their homes or surfacing in their yards. Simple consistent interim regulations could prevent that.

The US EPA has found that adequately managed decentralized waste water treatment systems are a cost effective long term option for meeting public health and water quality goals in less densely populated areas. So, let’s manage them correctly. While the VDH works to develop regulations, in order to protect health and local water resources, what’s left of our property value, and conservation of groundwater, they should create a default O&M schedule of once or twice a year for all alternative systems installed before July 9, 2009. The three manufacturers I checked with had almost identical maintenance recommendations for their systems. The VDH should pick one and apply it to every alternative system currently in operation.

Septic Systems and Our Water Resources

It is widely accepted, but not documented that improperly managed septic systems contribute to major water quality problems. The US EPA states in the “Volunteer National Guidelines for Management of Onsite and Clustered Treatment Systems” that improper design, construction, installation, operation and/or maintenance are the source of these onsite waste treatment failures. EPA hopes to better determine the extent of the relationship as documentation becomes available.

In the “1996 Report to Congress on the National Water Quality Inventory” the second most frequently cited contaminated source for water was improperly constructed and poorly maintained septic systems causing nutrient and microbial contamination to groundwater. In that survey 500 communities were noted to have had public health problems caused by failed septic systems. In 2003 EPA reported that 168,000 viral and 34,000 bacterial illnesses occur each year from drinking water contaminated by waterborne pathogens from fecal contamination. Proper maintenance of septic systems (both traditional and alternative) is essential for protection of public health and local water resources. In 1996 more than 25% of existing homes and 33% of new developments were served by septic systems. The EPA estimated that by 1999 over 30% of the households were served by onsite septic systems, and that number has probably crept up with the building boom that took place in 2000-2006. More than half of the existing onsite systems are over 30 years old and 10% of these older systems back up into homes or yards each year. Reportedly, the homeowner was unaware that there was a problem with their system until it backed up. This problem will only be made worse by the increasing number of alternative systems that require more maintenance. Long before global warming impacts the earth’s populations; lack of clean reliable potable water will. Our water resources need to be protected.

My libertarian streak would love to believe that homeowners would care for their septic systems appropriately to avoid the system backing up in the future, contamination of the groundwater (which may be the source of the local drinking water), and future septic system repair bills of tens of thousands of dollars to remediate and replace a system. Unfortunately, many homeowners are unaware of how septic systems work and what is necessary to maintain them. In addition, people do not seem to be able take appropriate responsibility for their systems. One method to deal with this problem is to eliminate all but the most basic systems in the most geologically favorable locations (reduce percolation rate tolerances and design the systems as conservatively as possible). The other method is to regulate, control and track. Establish system performance and monitoring and maintenance requirements, establish a tracking system and operating permits for compliance monitoring, and establish fee system and fines to fund and enforce the program. As a society we collect taxes, we license, register, and inspect cars; how different would it be to license, register and inspect/maintain a septic system. After all, unlike cars, septic systems stay put and should be easy to track.

Septic Systems and the Ecologically Sustainable life

Your carbon footprint is not the only measure of the sustainability of your lifestyle. An ecologically sustainable life is in natural balance and respectful of humanity's dependence on the Earth's natural ecological cycles. Preserving precious water resources, clean air and open land are necessary to maintaining the earth’s ecological cycles. One of the steps that a large portion of us can take is to understand and maintain our septic systems. It is estimated by various sources that 25-35% of all US homes use septic systems.
There are many different types of septic system designs. The most common type used for single family homes consists of a septic tank and leach field. A septic tank can be an anaerobic (without air) tank or an aerobic tank (with air). The anaerobic system is a single chamber tank that receives the toilet and drain waste from the house and allows the solids to settle down to the bottom of the tank where the anaerobic bacteria that live in the tank digest the organic materials while the effluent (water around all that stuff) flows out to the leach field to be purified by passing through soil until it reaches the groundwater. Scum consisting of oil and grease floats on top of the water layer and can be pulled into the leach field limiting its effectiveness.
The septic tank effluent water is either pumped or allowed to flow to a leach field or other soil absorption system, where it percolates into the soil, which provides final treatment by removing harmful bacteria, viruses, and nutrients. Suitable soil is necessary for successful waste water treatment. The “percolation rate” is the rate at which water moves through soil. The acceptable rates are between one minute and one hour per inch of soil. Take either more or less time for the water to pass through your soil and the natural soil is unsuitable for treatment of the waste water. If the water moves too slowly through the soil the leach field will flood with contaminated, foul smelling water or the water will back up into the house. If the water moves too quickly thought the soil the water will be untreated and contaminate nearby ground or surface water.
An aerobic system consists of a multi chamber tank or several tanks. After separation of solids in the first tank waste is forced through a filter into a second chamber or tank where air is pumped in to enhance aerobic bacteria which decomposes the organic material. The waste then flows into a third chamber or settling chamber which collects the bacteria and passes the liquid on to the leach field or drip field. Aerobic systems can remove more than 90% of the organic material and suspended solids within the tanks themselves, but require much more maintenance. (These systems are like the British sports cars of the septic world.) The biological load delivered to the leach field or other absorption system is much reduced and would allow (if permitted under regulation) the successful treatment of septic waste where soils are rocky, impermeable or groundwater is particularly shallow.
Indoor water use in the typical single-family home is between 50-70 gallons per person per day. Septic systems are sized by bedrooms, which is an estimate of the number of people living in a home. However, even if the number of people living within your home is appropriate for the size of the septic system, you can still overload the system. Use too much water in a short period of time and the system will be overwhelmed. Each time the system is overwhelmed untreated sewage will leave the tank and begin to clog the leach field. A leaky toilet alone can add as much as 200 gallons of waste water to the system each day. The less water used the less water enters the septic system, and reduces the risk of failure. If the amount of waste water entering the system is more than the system can handle, the waste water containing raw sewage eventually backs up into the house or yard and creates a health hazard. By the time you can smell or see a problem, however, the damage to the leach field might already be done. Replacement of a leach field can run to the tens of thousands of dollars. So caring for your septic system not only cares for the earth but also cares for your wallet. By limiting your water use and spreading out peak demands on the system you can reduce the amount of waste water your system must treat. When you have your system inspected and pumped as needed, you reduce the chance of system failure.
The US EPA’s Homeowner’s Guide to Septic Systems is a terrific basic guide to caring for and maintaining your septic system. Follow the Dos and Don’ts and your septic system may last forever. Remember though, what goes into your septic system goes into the earth. Rethink the products you use to clean your house. Paint, solvents, gasoline, insecticides and poisons should never go down your drain. Every chemical you pour down your drain is buried in your yard. In a multitude of ways your yard is part of the earth’s yard.

Insulation and Home Energy Use - This Stuff Really Works!

My home is heated and cooled with a duel system; the upstairs with an air heat pump and the lower levels with a gas furnace and air conditioner. The master bedroom and bedroom over the garage were uncomfortably hot in the summer and cold in the winter. Our energy bills were large enough in the first year of ownership to merit review and we wanted to reduce our overall carbon footprint. The house was built in 2004 and was acquired in 2007. After servicing the heat exchanger and furnace to ensure they were working properly, and verifying that they were appropriately sized for the house, I turned to the Building Envelop Research of the Oak Ridge National Laboratory for guidance. The Oak Ridge National Laboratory performs their Building Envelop Research for the US DOE Department of Energy Efficiency and Renewable Energy. I followed the guidance in their Insulation Fact Sheet. First the attic and accessible areas of the basement and crawl spaces were inspected for adequate insulation. Then following the recommendations by the Oak Ridge National Laboratory the attic, crawl spaces, eves, ductwork, underside of a large portion of the main level floor were insulated with cellulose. The pipes, end caps, knee wall, sump pumps and all identified areas were sealed, the garage was insulated and an insulated garage door installed.

After six months electricity usage (as measured in kilowatts for the same six months the previous year) had been reduced by 6% and the winter liquid propane usage (as measured in volume use December through March both years) was reduced by 25%. Also, the overall comfort in the bedroom over the garage and the master bedroom has been vastly improved. I was very surprised at the energy savings for what was a well insulated home.