Septic tank question

[Metric Max]

Our house has a sceptic tank (not a cess pit), there is no mains drainage.We are likely to put it on the market in the next year and have been advised by three estate agents that it will be necessary to replace it with a sewage treatment plant like a Klargester.
I believe the septic tank is connected to a leach field which then discharges into a small watercourse, there is no smell at this point.It's only our house connected to the sceptic tank.
I have looked on Gov website at the General binding rules and cannot seem to find a clear answer as to whether we have to replace it..
The website says that a sceptic tankmust not discharge directly into a watercourse but fails to say if my setup is permissible.
If I have to replace it I will do, but obviously would rather avoid this if unnecessary.
The sceptic tank has been there for over 30 years, I wonder whether the local council planning department will have historical planning application showing what was done if this would help

[Rough101]

The agents are correct, the deadline for this was years ago, you can’t let untreated sewage into the ground or waterways and when selling need to provide full details to the sellers of the arrangement, maintenance etc.

Ground rules
https://www.gov.uk/guidance/general-binding-rules-...

[Mammasaid]

Rough101 said:

The agents are correct, the deadline for this was years ago, you can’t let untreated sewage into the ground or waterways and when selling need to provide full details to the sellers of the arrangement, maintenance etc.

Not quite, you can still sell a house with a septic tank , if it conforms to the General Binding Rules.

https://www.gov.uk/guidance/general-binding-rules-...

[softtop]

The rules are now that the water leaving the treatment plant has to be fresh water, not likely to be drinkable but that's the idea.

[Rough101]

Mammasaid said:

Not quite, you can still sell a house with a septic tank , if it conforms to the General Binding Rules.

https://www.gov.uk/guidance/general-binding-rules-...

Yes, but from the description, it doesn’t comply with the rules.

[Mammasaid]

Rough101 said:

Mammasaid said:

Not quite, you can still sell a house with a septic tank , if it conforms to the General Binding Rules.

https://www.gov.uk/guidance/general-binding-rules-...

Yes, but from the description, it doesn’t comply with the rules.

A leach field can conform, if performs as a drainage field, only the OP (or a relevant profession) can find out.

[Metric Max]

Thank you both for your replies.

Rough101. Why do you think that my setup does not comply with the rules please?

Mamasaid. "A leach field can conform, if performs as a drainage field, only the OP (or a relevant profession) can find out."
How and specifically what would I need to find out please?

[OutInTheShed]

Metric Max said:

Thank you both for your replies.

Rough101. Why do you think that my setup does not comply with the rules please?

Mamasaid. "A leach field can conform, if performs as a drainage field, only the OP (or a relevant profession) can find out."
How and specifically what would I need to find out please?

Your post implied discharge into a water course.
That's not allowed.
You may have meant discharge into a field and some of the water eventually finds its way to a water course without causing any pollution, which might be allowed.

Whether you're selling or not you need to get your st together...

[Metric Max]

OutInTheShed said:

Your post implied discharge into a water course.
That's not allowed.
You may have meant discharge into a field and some of the water eventually finds its way to a water course without causing any pollution, which might be allowed.

Whether you're selling or not you need to get your st together...

As posted above the sceptic tank overflows into a leach field which then flows into the watercourse. So it's not running directly from the ST into the watercourse.
I have eventually spoken to someone in planning at the council. It seems that as long as the ownership of the house remains unchanged the current setup is OK.. The trigger for needing a treatment plant is aparently a change of ownership.
Assuming he is correct
And my s**t is altogether, in the bottom of the sceptic tank!

Edited by Metric Max on Wednesday 17th April 11:52

Edited by Metric Max on Wednesday 17th April 11:52

Edited by Metric Max on Wednesday 17th April 11:53

[OutInTheShed]

The rules regarding pollution of watercourses apply without a change of ownership.

But change of ownership puts everything in the spotlight.

My Brother's neighbour got into some bother over this, they built some sort of workshop on their garden meaning they no longer had sufficient land to process the drainage properly. Plus some land drainage issues from the property up hill from them, lots of solicitors' letters flying about due to the landowner downhill/downstream not wanting their fallout.

[chippy348]

Metric Max said:

I believe the septic tank is connected to a leach field which then discharges into a small watercourse,

Been through this myself and have read a lot on the subject and reached out to the environmental agency about it.

Can you confirm your interpretation of the "watercourse" are you saying there is a pipe from your leach field that runs off to ? ?

Leach field, that i think is now called a drainage field. You can still use a drainage field with a normal passive septictank (IE not a sewage treatment plant) BUT the drainage field needs to be the correct size and type for your application. From my experience proving this is going to be your issue with pacifying the solicitors.

[GasEngineer]

OP I think that a lot of potential buyers would be put off if you don't install a treatment plant.

Conversely a brand new treatment plant would reassure potential buyers.

Get a quote to see the cost - you would probably more than recoup it on the sale price.

[.:ian:.]

Have a search for a local company doing a phosphate credit scheme

They can possibly upgrade you system for free, well local developers pay for it by buying credits and the company spend this money and occasionally upgrading someones septic system

[Evanivitch]

.:ian:. said:

Have a search for a local company doing a phosphate credit scheme

They can possibly upgrade you system for free, well local developers pay for it by buying credits and the company spend this money and occasionally upgrading someones septic system

This.

[mph]

Metric Max said:

I have eventually spoken to someone in planning at the council. It seems that as long as the ownership of the house remains unchanged the current setup is OK.. The trigger for needing a treatment plant is aparently a change of ownership.
Assuming he is correct
]

The rules have been in force for some years and in theory all non-compliant systems should have been changed. In practice the rules are only enforced when a property is sold.

It would be helpful if the millions of septic tank users were actually made aware of these rules. For most it's an unpleasant surprise when they come to sell their property. I've been through it.

Systems discharging into a drainage field can be compliant but it would depend on the individual circumstances. In order to satisfy the conveyancing solicitors you'll probably have to obtain certification from an accredited specialist.

[eliot]

.:ian:. said:

Have a search for a local company doing a phosphate credit scheme

They can possibly upgrade you system for free, well local developers pay for it by buying credits and the company spend this money and occasionally upgrading someones septic system

does it depend on where you live?


https://www.knightfrank.com/research/article/2023-...

[OutInTheShed]

GasEngineer said:

OP I think that a lot of potential buyers would be put off if you don't install a treatment plant.

Conversely a brand new treatment plant would reassure potential buyers.

Get a quote to see the cost - you would probably more than recoup it on the sale price.

In rural areas, plain old septic tank systems are common and reasonably well understood.
A mate has a new build on a small estate with a private treatement system serving about a dozen houses, it looks like turning into a horror story.

As a buyer, I won't be put off by a septic tank done properly.
I would be put off by anything 'shared' or anythng looking a bit mickey mouse. Or anything complicated that's going to want replacing or mending.
I'd take seriously anything to do with surface water drainage, run-off from other properties, water courses, flooding etc etc
Especially anything where you'd be constrained by other property or the 'authorities' preventing you sorting things out.

[CLX]

mph said:

The rules have been in force for some years and in theory all non-compliant systems should have been changed. In practice the rules are only enforced when a property is sold.

How are they enforced?

[OutInTheShed]

CLX said:

How are they enforced?

Bloke downstream has 'lawyers, guns and money' in my Brother's case!

I think more commonly, mortgage conditions?

Or maybe water co pokes its nose in when account changes?

[IanA2]

Rough101 said:

The agents are correct, the deadline for this was years ago, you can’t let untreated sewage into the ground or waterways and when selling need to provide full details to the sellers of the arrangement, maintenance etc.

Ground rules
https://www.gov.uk/guidance/general-binding-rules-...

Unless of course you are a water company, then you can pump sh*t all day into any river stream or sea you fancy...