Orangeburg pipe?

[janalo]

I have made an offer on a home and had inspections. It passes reasonably on everything and I want the home. However, although the septic inspector passed the system, my understanding is that it would not pass county inspection because it is an old system, put in in 1960, and uses orangeburg pipe. In reading about it online, the pipe is said to have an average life expectancy of 50 to 60 years. This home is 48 years old. The inspector says those averages are affected by tree root damage (there are no trees near the system) and heavy equipment traffic (it's in a pasture), so it should last my lifetime if not longer (I'm 53). There is a catch

22... the sellers do not want the county to come inspect because they say the county never approves anything except new systems and if I'm not going to buy, someone else will without a new system. Without the county inspection, I can't get a perk test to determine whether a NEW system will cost $6,500 or $20,000, so I can't adjust my offer to incorporate a possible new septic system.

I have to make a decision soon because the "passing inspection" clause in my offer had to be determined within 15 days of the signing and that is approaching quickly because of delays in getting the septic guy to come out.

Any ideas? Any way to check to be sure the pipe is holding up as well as the inspector thinks?

Thanks.

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[jloomis]

Is the septic system installation approved from the original installation date? (does it have a permit from the original construction) Does the septic tank have any pump records? If there are pump records do they indicate any problems with the system. Usually the septic pumper records the condition of the tank at pumping time. If the owners have no records of pumping, there is a problem also. The solids may never have been removed and the lines may be compromised.

Did you have the tank inspected? (dig up the inspection/pumping access and look)

On a system like that, any future construction, i.e. new bath, laundry, kitchen, bedroom addition, may bring up the septic tank condition with the county.

In the long run, it would be safe to allow some expense towards repair or replacement of that system in the buying price.

If the owners balk, they may be hiding something. If they have no records of pumping the same would be the case.

New systems are expensive and usually are "High Line" systems. You may get by on your own by adding new "leach lines" without inspection and or county knowledge.....this is done all the time regardless what others may say.

The pasture may present a wetland area also during rainy periods? Then the leach field will fail.

Lots to consider and if the price of the land and house are within your range and you like the property it may be worth it to consider replacing the system eventually anyway....... jloomis

[PeterD]

So you have health problems that will result in your death at about

65? If so, do you want to address such a problem at the end of your life? Would you want your survivors to have to address this problem as you are dying?

There is a real-estate agent involved right? If not talk to both a real-estate agent, and to a lawyer who is compentent in such matters.

Only in their dreams... And as well, if such an inspection is required on transfer of title by code or law (it *may* be, but possibly is not) then they (the seller) would be on the hook anyway. IMHO, they are feeding you a line...

Well, I see it like this:

1. You adjust for the *maximum* cost value (K). Tell the seller why, and make sure they realize that this is their fault, in not allowing for a proper test. You *must* assume worse case in this situation.

or...

1. Keep looking. Tell the seller "Thanks, but no thanks..." and move on.

Inform the seller that due to the inability to pass inspection you are unable to purchase the house as it sits. Offer to extend the 15 day limit to allow you additional time to evaluate the situation. If they say no, then walk. If they say yes, talk to experts, and get a few worse case estimates. Use these worse case estimates to adjust the offer price. If the offer price is no longer negoiatable, then walk.

(if anything else, the inspector should either have gotten a shovel and dug a bit up and looked, or hired a septic company do do the same. I'm leary about the quality of that inspector's work...)

The (non-authority) 'inspector', his opinion, and $4 will get you coffee at Dunkin Donuts. Add $2 to that and you can have a donut with that coffee. But bottom line is that unless you are willing to take the risk, (and you sould NOT take the risk, why do that?) then keep looking!

The statement "50 to 60 years" is important. That means under exceptionally good conditions it would typically last 60 years (the current age of the house plus about ten years). Under less than ideal conditions, the system may last 50 years. That's the age of the house. YOU DON'T KNOW WHAT'S HAPPENED TO THAT SEPTIC SYSTEM IN THE LAST 50 YEARS. You don't know whether heavy equipment was driven over it, despite what appears to be there.

...thestuccocompany spam removed...

[John Grabowski]

*I agree. Whoever buys the property will want the proper inspections unless the price is low enough to buy "as is". Did your inspector snake a camera down the pipes to see the actual condition? If not then maybe you should get someone in to do that before making a final determination.

[Cwatters]

So no truth in the rumour that the housing market is bad in the USA?

[PeterD]

Basically doesn't affect the OP's problem... The market is not 'good' but you can still sell a house if you price it reasonably. (It is a buyer's market right now).

However, the seller's attitude of "someone else will buy without checking" is silly, and just plain never going to happen. The seller, if (big IF) he believes this is taking way too many feel-good medications!

[Rick Samuel]

If bad goes to worse, could you use a composting toilet?

[PeterD]

yea, or a porta-potty!

[Dioclese]

Did you call the county inspector office to pose these questions, incognito of course? Normally, used homes around here in this rural area are "as is" including the septic system. The potential buyer is best armed with his/her own hired inspectors. The county inspector for septic systems normally only does new systems period, at least in this county.

Not sure about their policy regarding that piping, call them. They will do a head flow check just prior to the leech field. At least that's what they did here. The new above ground system here was 20K.

Maybe you read this article?

[Ligoc]

Why even call incogentio I’m pretty sure most contracts they can’t for it a county inspector from inspecting ut

[Ligoc]

I would have the county come out and inspect and if they say no then tell them to have a nice day and that they are in breach of contract cause the contract im guessing authorizes you to do inspections i doubt it says you can’t get county to inspect that’s silly and your right as long as you’re paying for it