Buying, Selling and Property Transactions
A septic system is one of the highest-consequence unknowns in a rural real estate deal.
20 questions in this section
- What should I ask for when buying a home with a septic system?
- Should I get a septic inspection before buying?
- Who can inspect a septic system in New Brunswick?
- Does a home inspector check the septic system?
- Is a septic inspection legally required when selling in New Brunswick?
- What if the seller has no paperwork?
- The house has an old system with no permit on file. What does that mean?
- Can I be forced to upgrade an old system when I buy?
- I want to add a bedroom. Does that affect my septic?
- Does finishing a basement with a bathroom count?
- Can I build a garage or pool near my septic system?
- Can I subdivide a lot that has a septic system?
- I am buying vacant land. What should I check before closing?
- What if the lot fails the soil test after I buy?
- Can I get a mortgage on a property with a failed septic system?
- What should sellers do to prepare?
- Do I have to disclose a septic problem when selling?
- Is the approval transferable to a new owner?
- What if the neighbour's system is affecting my well?
- Should I put a septic condition in my offer?
What should I ask for when buying a home with a septic system?
The plan of installation, the Certificate of Compliance, the operating instructions, the approval, pumping and service records, the system's age, and confirmation of the tank and field location. New Brunswick's Guidelines specifically advise obtaining design, condition and location details before purchase.
Should I get a septic inspection before buying?
Yes, and treat it as separate from a general home inspection. A meaningful septic inspection usually includes pumping the tank so the interior, baffles and inlet and outlet can actually be seen.
Who can inspect a septic system in New Brunswick?
A licensed septic system installer, a licensed septage hauler, or a professional engineer. Ask what the inspection includes before you book it.
Does a home inspector check the septic system?
Usually only superficially. Most general home inspections exclude below-ground systems. Hire a septic specialist separately.
Is a septic inspection legally required when selling in New Brunswick?
There is no province-wide requirement to inspect at the point of sale. That is exactly why buyers should make it a condition of their offer.
What if the seller has no paperwork?
Treat that as a red flag and negotiate accordingly. Records may still exist with Technical Inspection Services - the property PID is the key. Contact them at 1-844-249-6533.
The house has an old system with no permit on file. What does that mean?
It may predate current requirements, or it may have been installed without approval. Either way, you inherit the system and the responsibility. Get it inspected and price the risk into your offer.
Can I be forced to upgrade an old system when I buy?
Not automatically by the sale itself. But if the system is failing or creating a health hazard, correction can be required, and any repair or replacement needs an application and approval.
I want to add a bedroom. Does that affect my septic?
Yes, significantly. Sizing is based on bedroom count - each additional bedroom adds 350 L/day. Adding a bedroom may push you into a larger tank, a longer field and a larger required lot. Check before you build.
Does finishing a basement with a bathroom count?
Adding fixtures and especially a bedroom-equivalent room changes the design flow. Talk to a licensed installer and Technical Inspection Services before starting.
Can I build a garage or pool near my septic system?
Only outside the setbacks, and without driving equipment over the field. The Guidelines specifically say future development such as a pool or garage should be considered when the lot is first laid out.
Can I subdivide a lot that has a septic system?
Only if both resulting lots meet minimum size, width and depth requirements and all separation distances. For a three-bedroom house, the minimum lot is 4,000 square metres with 54 metres of width and 38 metres of depth. Check with your planning authority as well.
I am buying vacant land. What should I check before closing?
Have a licensed installer assess the lot - ideally with a test pit - before your conditions expire. Check soil category, depth to bedrock and groundwater, slope, wetlands and watercourses, well location options and lot dimensions.
What if the lot fails the soil test after I buy?
You may still be able to build with a mound or engineered system, at significantly higher cost. Some lots cannot support any system. That is why the assessment belongs in your conditions, not after closing.
Can I get a mortgage on a property with a failed septic system?
Lenders vary, and some will require correction before funding or hold back funds. Discuss it early with your lender and lawyer.
What should sellers do to prepare?
Pump the tank, clean the filter, gather all paperwork, fix small issues, and be able to show the buyer where the tank and field are. A documented, recently serviced system removes a major objection.
Do I have to disclose a septic problem when selling?
Known material defects generally must be disclosed, and non-disclosure creates legal exposure. Ask your lawyer or realtor about your obligations under New Brunswick law.
Is the approval transferable to a new owner?
An approval to install is non-transferable to another party and expires 12 months from issue. Once a system is installed and a Certificate of Compliance issued, that documentation is what matters to the new owner.
What if the neighbour's system is affecting my well?
Test your water first for total coliform and E. coli. If you suspect a failing system, contact Technical Inspection Services and Health Protection Services. Setbacks exist to prevent exactly this.
Should I put a septic condition in my offer?
Yes. Make the offer conditional on a satisfactory septic inspection by a licensed professional, at your cost, with a clear deadline. It is inexpensive insurance on the largest hidden system in the property.
Have a question about your own property? General answers only go so far — your soil, slope, water table and setbacks are specific to your lot. Call (506) 233-6272 or send us the details.
Ready to talk about your septic system?
Serving homeowners, builders, and property owners throughout Greater Moncton and southeastern New Brunswick.