Quick answer: Ask for the seller's Title 5 inspection report and check its date, its result, and the bedroom count it's designed for. Request pumping records and the as-built plan from the Board of Health. If the system failed, negotiate the upgrade cost before you sign the purchase and sale agreement.
Buyer's septic checklist
- Title 5 report: was it done within 2 years (or 3 with annual pumping records)? Was it a Pass, Conditional Pass, Further Evaluation or Fail?
- Design flow: Title 5 sizes systems at 110 gallons per day per bedroom. A "4-bedroom" listing on a 3-bedroom system is a red flag.
- As-built plan and permits: the Board of Health often has these on file. Our directory links to every town.
- Pumping history: regular pumping is a good sign. Frequent pumping can signal problems.
- System type: I/A systems often require an ongoing operation and maintenance contract and reporting, which is an annual cost.
- Location: walk the field. Look for wet spots, odor, structures or driveways on top of it.
- Sewer plans: ask the town whether sewer expansion or betterments are planned for the street.
If the system failed
Get a quote from a designer or installer, not just a guess, then negotiate a price reduction, a credit or an escrow. See failed Title 5 inspection.
Winter purchases
If frozen ground prevents inspection before closing, Title 5 allows it within six months after the sale with written notice to the buyer. Buyers should negotiate protection, such as an escrow, for that case.
Related guides
Frequently asked questions
Who pays for the Title 5 inspection when buying a house?
Normally the seller, because Title 5 places the inspection obligation on the seller. Buyers sometimes pay for an extra, independent septic evaluation.
Should a buyer get their own septic inspection?
If the existing report is close to expiring, borderline, or done long before the sale, many buyers pay for their own evaluation for peace of mind.
Is a house with septic harder to sell or finance?
Not usually in Plymouth County, where septic is common. A passing Title 5 report keeps things simple. A failed one has to be addressed in negotiations.
Last reviewed 2026-11-09. Regulations and prices change. Confirm details with your local Board of Health and your contractor.