By Your Local Real Estate Expert, Pat Settar
We’re lucky to live in a beautiful part of South Jersey, where homes come with land, trees, and a bit more space to stretch out. But that charm often comes with something many homeowners don’t fully understand—septic systems.
Whether you’re years away from selling or not planning to move at all, understanding your septic system now can save you money, stress, and surprises down the road. As someone who’s helped hundreds of families navigate the home sale process, I can tell you: septic issues are one of the most common and costly roadblocks—and one of the most preventable.
Septic Systems 101: What’s Happening Underground?
Your septic system handles all your home’s wastewater and is carefully designed based on things like your home’s square footage, number of bedrooms, and expected occupancy. It’s a self-contained, on-site system—meaning you are responsible for keeping it in good working order.
Some systems are stone-and-pipe setups, while others use chamber-style construction. Some last for decades, others wear out faster. The key is that there is no universal lifespan, and no obvious red flags when something’s going wrong. It can seem like your system is working perfectly until an inspector opens the tank and finds otherwise. .
Important to know:
- Installing a garbage disposal can overload a system not designed to break down food waste.
- Adding a basement bathroom—even if you got a permit from your township—doesn’t guarantee county approval.
- If your builder’s plans included a rough-in for a bathroom, the septic system may still need to be expanded to meet current requirements.
- Bedrooms and occupancy matter—county health departments base septic sizing on how many people the system is designed to support.
These small additions, though common, can unintentionally compromise your septic design. Septic systems can fail quietly. There may be no smell, no backup, no obvious signs—until someone runs an inspection. And that becomes a major issue when it’s time to sell.
To help your system last longer, you might consider installing a septic filter, which can catch solids before they reach your drain field and extend your system’s lifespan. Also, avoid planting trees, laying paver patios, or installing sprinkler systems over any part of your septic area—even if it’s been working fine up until now.
How to Stay Ahead of Septic Surprises
If you do end up selling your home, the septic system will be a key part of the process. And in Gloucester County, the inspection timeline and requirements are more complex than many expect.
Here’s how it works:
- A licensed inspector will come out to open the tank, access all port holes, and evaluate the drain field. They’ll use cameras to take a close look at the system’s components and compare what they see to what’s on file.
- They’ll pull OPRA documents (Open Public Records Act) to see your original building and septic plans—and they’ll make sure your current setup still matches those plans.
- A detailed written report is sent to a third-party engineer (commonly CME).
- That engineer has two weeks to review everything and issue recommendations, which might include repairs, upgrades, or even full system replacement.
- Most Townships require a Septic Certification in order to issue a C.O. (Certificate of Occupancy), which allows the buyer to legally live in the home
The biggest surprise for most sellers is the timeline and how many layers are involved. This isn’t a quick or simple process—and if you wait until you’re under contract, any problems that come up could delay your closing, impact your pricing, or even put the sale at risk altogether.
In many cases, homeowners end up having to:
- Remove patios, trees, or sprinkler lines that are located over the septic field
- Upgrade or expand the system due to changes made over the years
- Re-negotiate with buyers or delay settlement while repairs are completed
That’s why I always encourage clients to have their septic evaluated before listing. It gives you time to understand what you’re working with, get ahead of any required updates, and set more accurate expectations around cost and timing.
Final Thoughts
Septic systems aren’t glamorous—but they are essential. With a little education and the right planning, you can protect your home, your wallet, and your future sale.
If you have questions about your home’s septic system or want help finding a trusted inspector or engineer, call me anytime for a free, no-obligation consultation. It costs you nothing more to choose to work with a realtor with over 30 years of experience—and making you happy makes us happy.
Gloucester County Health Department
About the Author
Pat along with her husband, Mike Settar, have been Harrison Township residents for 31 years. Pat and Mike raised their three daughters, Meryl, Carly, and Paige in Mullica Hill. All three Settar girls attended the highly-rated Harrison Township Elementary Schools and graduated from Clearview Middle and High School. Pat and Mike love being residents and raising their family in Mullica Hill.
Pat Settar is a prominent member of the community. She is the Chair of the Harrison Township Beautification Committee, a proud supporter of the Harrison Township Historical Society, an annual sponsor of Harrison Township Day and Lights on Main, and supports a variety of other causes in our town.
Pat has been recognized with several Real Estate industry accolades, including the Top 1/2% in the BHHS Network, a member of Philly Magazine’s Who’s Who for Top Producers, and a Platinum Award from the Board of Realtors, and many others. Her most cherished industry honor is the Don Brogan Peer Appreciation Award. Pat was chosen for this prestigious award by her peers from the Gloucester/Salem Counties Board of Realtors for her high ethical standards, maintaining cooperation with others in the industry, having a spirit for the Real Estate business, and her knowledge of the profession. Pat Settar has built an all-female team and is proud to mentor and support these incredible women in their Real Estate careers. The Pat Settar Team has a 5-star rating on Zillow, she says that making her clients happy, makes her happy!
