Septic Inspections for Home Sales in LA County: What Buyers, Sellers and Agents Need

If a house runs on septic, the sale goes better when everyone knows what is in the ground before escrow gets tight. This guide explains what a septic inspection covers, how it differs from a certification, and what usually slows things down.

Two levels of inspection

We offer two levels, and it helps to know which one the buyer, lender or agent is asking for.

• General inspection. We open the accessible components, look at the tank and the dispersal system, and send a written summary of what we found, with recommendations and a simple diagram of the system.
• Septic certification. This is the full report. Every component has to be accessible and inspected, and the system is rated pass or fail against our criteria. The packet explains each finding in plain English, lists the repairs we recommend, and includes a site exhibit showing where the components sit on the lot.

A camera run or a pumping on its own is not a certification. As we tell clients, it is like peeking through the keyhole of a door versus opening the door and looking inside.

Access is the usual holdup

To inspect a tank properly we need real access: a riser of 18 to 24 inches at the tank. A 4-inch cleanout is not enough to see the inside of a tank. On many older homes the lids are buried, and nobody knows exactly where.

When that happens, our crew locates and exposes the components first. Locating is billed on time and material, because nobody can know in advance how deep the lids are or how far the lines run. Installing risers while the system is open saves the next owner from paying to dig it up again.

Seepage pits get tested, not guessed

Many LA hillside homes use seepage pits instead of leach lines. Unlike a tank, a seepage pit should never be full of liquid. Where a pit needs checking, we run a hydraulic test: a measured amount of water goes in, and we come back within 24 hours to see how much the pit took. That gives a real read on how the pit is performing.

Who signs off on repairs

Buyers and their agents often order the inspection. If it shows that digging, cutting or repairs are needed, that work happens on the seller's property, so the property owner signs their own agreement with us before it starts. A repair budget prepared for the buyer side is written so the buyer can present it to the seller.

After repairs

If the certification comes back with repair items and those items are fixed, we re-issue the certification once the system passes. The re-issue is included in the original certification fee, not charged a second time.

Check the sewer, too

Our certification report also notes how far the nearest public sewer main is. On some lots, adding bedrooms or an ADU later can trigger a requirement to connect to the sewer, so buyers planning changes should know this before they close.

Timing

We are typically able to schedule an inspection within 48 to 72 hours of approval. If you are on a tight escrow, tell us the dates when you call.