What We Tell Every Buyer About Septic Systems on the Cape

When I walk through a house with buyers, we usually talk about the kitchen, the light and the yard. Then I bring up the septic. It is not the fun part, but in all my years selling on the Cape, it is one of the most important things to understand before you buy.

Most homes here are not on town sewer. That means the house has its own septic system, and in Massachusetts those are covered by state rules called Title 5.

The basics of a Title 5 inspection

In most sales, the seller needs a Title 5 inspection done within two years before the sale. If the weather gets in the way, like frozen ground in January, the inspection can sometimes be done up to six months after closing, as long as the buyer is told in writing.

A passed inspection is good news. It tells you the system was working on the day it was checked. It is not a promise about the future, so I always suggest asking a few more questions.

Questions I like buyers to ask

• How old is the system, and when was it last pumped?

• Is it sized for the number of bedrooms? 

• Where is it on the lot? Knowing where the tank and leach field sit helps if you are picturing a pool, a garage or a bigger deck.

Why nitrogen is part of the conversation now

Too much nitrogen from septic systems has been hurting our ponds, bays and marshes. In 2023 the state updated Title 5 to help with this. In areas marked as nitrogen sensitive, a town can get a watershed permit and work on a long-term plan, or it can require homeowners to upgrade to a newer kind of septic system that removes more nitrogen. Each town is handling this a little differently.

If you are selling

Get ahead of it. Gather your pumping records and think about having the inspection done early. If something needs work, it is much less stressful to learn that before you are under agreement. A cracked tank or a broken pipe is often a simpler fix than people fear.

Take your time with it

I have stood in a lot of backyards on chilly fall mornings, looking down at a septic cover in the grass while a buyer asks, "So, is that okay?" It is a fair question, and it deserves a real answer. Your town health department is a great resource, and so is a good inspector.

If you are thinking about buying or selling on the Mid, Lower or Outer Cape and have questions about septic, Title 5 or anything else, I am always happy to talk it through.

MASS Guide to buying or Selling a home with a septic system

Barnstable County Title 5 Regulation Change