Before buying a new home with a septic system, check out what kind of maintenance it requires or be prepared to operate a small-scale sewage system.
The traditional septic tank and drain field system only requires an occasional pumping to clean and maintain, but the more complex the system, the more complex and costlier it is to manage.
In new subdivisions, the county s planning department sees a proliferation of pre-engineered septic systems, commonly called alternative systems.
They are cleaner and odor-free but not without their problems if not properly maintained.
The Virginia Department of Health considers alternative systems conventional, and issues permits for them, which, by law, the county must accept.
Recently, at VDH s request, the Culpeper County Board of Supervisors unanimously adopted an amendment to the county code that requires a maintenance and monitoring plan for alternative systems to include semiannual inspections and testing.
Charles Shepherd, a VDH environmental manager, says there are traditional and alternative septic systems.
Alternative septic systems were designed to replace failing systems. Their tubes can freeze if placed too close to the ground s surface and, without monitoring, the alternative septic systems are subject to premature failure, he said.
There are 103 permitted or installed alternative systems in Culpeper County. Shepherd says they are more predominant where soil tends to be problematic for a traditional drain field.
Drain fields take up much more space than the alternative systems.
Suzanne Haldin-Coates, an environmental specialist for the Culpeper County Health Department, said traditional drain fields can take up to 10,000 square feet plus room for backup.
Septic tanks are designed based on the number of bedrooms, so the more bedrooms, the more space that is needed.
Haldin-Coates said many developers want to put extra-large houses on small pieces of property and use the alternative systems to accommodate their plans.
You can put an alternative system on smaller parcels, she said. But you need deep pockets.
When constructing new subdivisions or homes with septic systems, a homebuilder or developer would first need to gain approval from the Virginia Department of Health.
Once a homebuilder submits a plan for the type of septic system, then the state health department can approve it and issue a permit for construction.
Before the state would issue an operation permit, though, the homebuilder is required to present a contract that includes the property owner and private service provider to ensure a maintenance or service plan is in effect.
Shepherd says a normal contract allows for two free years of service and inspections.
Beyond that, though, all costs are transferred to the homeowner. Inspection and maintenance costs vary depending on the type of system.
A majority of these systems are expensive to start with, Shepherd said.
They normally come with a one or two year guarantee and a service guarantee with that. So for the first two years, the company that sold the system will take care of it but it s that ongoing (costs). These things, they are more expensive to operate, some have filters that need to be changed, there s electricity.
In getting involved with this, you truly are becoming a small-scale sewage plant operator.
In the long run, Shepherd said the alternative systems are more expensive to operate and maintain for the homeowner.
In 2000, the state allowed for the systems but did not require a maintenance and monitoring plan.
The absence of such regulations could put public health could be at risk.
That s why the Board of Supervisors agreed to the amendment change and hopes new county residents will check health department records or ask their realtor before buying a new home.
Shepherd said VDH plans to meet with the Realtors Association to encourage them to notify their clients of these types of systems.
The county is looking into recording the system types on its plats, to make the information more available to the public.
It would be to the purchaser s benefit to know what they are buying, Shepherd said. I think there is a widespread notion that when people do purchase a piece of property at the closing they find it out but it s not always readily available.
Our personnel can tell them what kind of permit, whether it is valid, whether the system is installed or designed, as long as they have the section and parcel number (to their property).
Liz Mitchell can be reached at 825-0771 ext.
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