Properties with Private Well or Septic Tank?

Question

Just asking for your general opinions.

Here in Indianapolis there are large pockets that have Private Wells and Septic tanks.

My own home included on is on Septic tank, but we have city water. I've never really had a problem with my septic tank.

Would you buy a rental property that had a private Well or Septic tank?

Jenna Y. · Answer

I am currently in the process of acquiring two properties with septic systems, so for me - the answer is yes.

I'm learning as I go, it seems that the issue isn't so much the presence of the septic system per se, but how well that system has been maintained over the years. Needing to replace a septic system can be a huge hassle and expense.

You'll really need a septic inspection to budget repair/ongoing maintenance costs, as it really depends on:

- up to now: how well it has been maintained, how full it is now.

- in the future: how often it will be used, how many people, how it will be used (garage disposal, shower, toilet etc), size of the tank, and design of the leaching field. I'll need to do some tenant education/awareness.

If the inspection comes back with major issues/costs, then that just needs to be worked into the larger picture.

Paul Ewing · Answer

My tenants on wells and septic prefer them because for them it saves them $50-$100 water and sewer bills.  Plus they aren't being poisoned by chorine and floride.

Marci Stein · Answer

I have homes with both a nd only problem I've had is when the well pump breaks,

which costs about 1300 to replce about every 8-10 years .

Dennis Weber · Answer

@Justin Owens

I had a rental in Indianapolis I had to replace both in.  I lived in the house for 20 years with no problems at all until I started renting it.  The tenants didn't cause any problems, they were just old (not the tenants).  With that said , I would not buy a property if I could not find the age of the systems. If either is older than 8 years old I would say no.  Also, you have to make sure you have enough land if you have to replace the septic.  You can't run the new septic near the old one.

Another problem with wells is the hard water and iron content necessitating a water softener.

But, fortunately, you can take them as a business expense on your taxes.

Matthew Paul · Answer

Well and septic are no big deal . I have 2 houses I have owned almost 25 years on well and septic , I have replaced the well pump once ( $ 500.00 ) and reworked drain fields 1 time ( $ 1500 )   I did both myself ( friends in the trades pulled permits)

Bill Gulley · Answer

Common here, septic tanks get a perc  test, water test the well at the well head or ahead of the pressure tank. Buying, I sometimes do two, one at contract and one a few days prior to close, agents dump bleach in for a good test.

If you bump into a shared well or septic, make sure there is a well/septic agreement as to maintenance and upkeep that has been filed for record.

Ask the municipalities what the sewer plan is, had one and in the second year was notified of the sewer going in, a 12K bill followed! If it will be an issue you can plan for it. :)

John Thedford · Answer

I am in SW Florida and own some rentals in Cape Coral. Three are on well and septic. Bottom line: If you find a property you want and it is on well and septic then you take it or leave it. The city of Cape Coral is phasing out all wells.  They have different parts of the city scheduled in some cases 5 years out. At that time, they are going to assess the property owners a LOT of money for bringing city water to the property. I expect this to be somewhere in the neighborhood of 20K.  Knowing this, I can either sell before they start working in my areas or be prepared to have the added expenses. If you are going to buy something with a well and septic do some research and determine if there are future plans to phase them out. That may have a bearing on your decision to make the purchase or look elsewhere.

Robert Leonard · Answer

@Justin Owens

I would.  It's just another mechanical system to add to your expectation for long term expenses.  They will have to be maintained and one day replaced.  I would consider upgrading or connecting to municipal systems if they become available.  But if it's normal for the area, it won't be drawback to your tenants or resale buyers.

I don't have any properties on a well or septic tank now, but I grew up on both.  As I remember, the well was pretty low maintenance, while the septic needed regular attention.  I'm sure others can chime in with more details on what kind of percentages you need to budget for each?

Ashley Mullin · Answer

@Dan Perrott

https://www.citizensenergygroup.com/

Dan Perrott · Answer

@Ashley Mullin

I am looking at a property in Indianapolis on a septic field with well.  Was wondering who the contact in Indianapolis to check when the house could have water and sewer connected.  Both are in the neighborhood across from my target property.

Properties with Private Well or Septic Tank?

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