Septic Systems Sussex County

[Tim Pagano]

I'm considering purchasing a home in Sussex County.  I've been told that it has a bad septic system and I'm familiar with how they work.  Anyone been through the process and have any tips on how to work through the bureaucracy etc here in NJ?  Any recommendations on who to work with and what questions you would ask of potential vendors?   I know that they are expensive and I've figured that into my calculations.  

[Tom W.]

@Tim Pagano I have investigated and made a few offers on homes with failed or questionable septic systems. I have yet to land one of the deals and it's probably because I have spoken with septic system contractors prior to making my offers. I'm not complaining because it has most likely saved me a ton of money that could have been lost. The most important thing I have learned in the process is that each situation can be different. Depending on the size of the property, the ground condition, if there is a well and it's location relative to the septic location and whether or not there is an existing leach field or if there is only an old cesspool, the costs for septic work can vary by as much as $25,000.00. I had originally been given advice to factor in about $30,000.00 for the cost of a septic replacement when working up my numbers but I have run across some situations where the septic contractor estimated my final costs to be closer to $55,000.00. 

My advice is to bring in a contractor to look over the property before making offers. There are plenty of them in the Sussex County area. They know what to look for and how to get the engineering done so everything will pass code. FYI - Septic systems are sized by number of bedrooms in the home and the towns usually want proof that the engineering on the septic work meets the layout of the home so be aware if you plan on adding an extra bedroom to raise value.