I have one house with a septic. This is in an area where virtually everyone has sewer service. It's in Clearwater, Florida and I didn't find out it was on septic until after the fact. Just two streets in neighborhood don't have sewer access.

So in this case I handle it as the tenant would likely find it odd. Thus far the cost is $200 to get pumped and I think I've had to do it twice since 2012. So the plan is to do it every two years so.

Have it pumped and inspected as a condition of closing. You don't want to buy with a bad leach field!!

As to the tenant, if they mess it up, they pay. Look at the list of things not to put down the drain (basically anything other than toilet paper and what comes out of people).

I dug down to expose the septic tank tops, two of them. I then installed vertical pipes with caps for pumping access. Left the clean outs around 12 inches under grade.

Depending on the size of the system (tank gallons) and the number of Bedroom (bathroom), one can calculate how often a system will need pumping.

But in my rentals with Septic Systems I have installed pre-septic in line filters. And I require my tenants to add each month additives to promote helpful bacteria to break down the waste.

When my tenants flush down NO-No's and clog the inline filter, I get a call and clean out the filter and give my tenants warnings. I also provide the monthly additives and check to make sure they are being used.

In the 40 years of having rental homes with septic systems, with tenants that don't abuse the system, put only limited waste down the line and everything else in the trash, I have had the luck to only need to pump out the Septic Systems on average 7 to 12 years. But because tenants aren't perfect, I can check the septic tanks and see how full they are and then pump for often as needed -- like ever 5 years for safety.

I have one that there is public water but is septic. I take care of the septic - just to ensure that it is performed. They take care of the water.

A point here is that you need to make sure that you know exactly who is there, what they are doing and how many. Along with the fact of how big the tank is. If it's only 2 people and they don't do much other than "normal" stuff and it's a 1,000 gal tank ... you could get away with more than a few years ... if it's a family of 5 or 6 and depending on the ages ... you may need to pump every other year.

I have my rental tanks pumped every 3 - 4 years. I pay for that. I don't feel it is a tenant responsibility, but rather maintenance that I want done to protect my investment. I will do it between tenants if it is getting close to time. I leave the tenant with instructions of not flushing wipes, feminine products etc. Which shouldn't be flushed anyway since they can clog sewer lines as well. Pumping is important to keep the solids from clogging your drain field.

I have septics on all my rentals since they are houses outside of town and on a few acres at least. Some still have wells, some have gone to town water. My personal house is on both well and septic.

Have the well tested for flow, you want water to run at 3 - 5 gallons per minute for at least an hour or so. Tenants are not happy if they run out of water. Also have water quality test- bacteria and iron and Sulphur. Have the septic inspected before purchase and pumped soon after (no sense in paying for a pump if it is bad and you don't purchase).

Wells that have high iron or very hard water will need some treatment. Staining of fixtures is too easy and even clothes can get stained from it. Sulphur is nasty smelling and if not treated is certainly going to impact your getting a tenant. Also realize that electric outages mean there is no water (no pump).

Ken,

Your post just made my day! And will make me money!

Buying: require a septic inspection by the health dept. I really like the idea of requiring it be pumped before closing. That would have saved me money.

And a complete water sample analysis from the well by YOUR inspector. $25-40 if you do it yourself.

Most wells in my area are NOT fit to drink due to farm fecal contamination along with fertilizers. We install $200 reverse osmosis systems for potable water.

Maint: septic sustems only last so long amd must be replaced. I'm doing one now at $10k. Bids went up to $17k.

Some require pumps ($)

Well pumps and well tips are always going bad. Locally few plumbers will even look at a well.

No sewer or water bill is a great amenity. And some folks raised in the country prefer well water. (No city water chlorine)

Back to why I'll buy your dinner!! I will start charging a monthly fee for well and septic use. I have been paying myself all these years! I don't know how to fairly charge the current res for what the former res may have filled. $20 water and $20 septic is still cheaper than city fees but will bring in money to cover routine miamt.

BRAD