What is a Title 5 inspection?
Title 5 is the Massachusetts state code for septic systems (310 CMR 15.000). A Title 5 inspection is an official check of your system by a state-licensed System Inspector. The inspector looks at the tank, distribution box and leach field, reviews town records and water use, and files the results with your town's Board of Health on the official MassDEP form.
When do I need a Title 5 inspection?
Most often when you sell or transfer a property with a septic system. The state requires the inspection within 2 years before the sale, or within 6 months after if weather conditions prevent it. Some towns set a shorter window; Hingham requires it within 12 months before transfer. Inspections can also be required when you add bedrooms, change how a building is used, or build an addition. Duxbury, for example, requires one for any addition over 50 square feet.
How much does a Title 5 inspection cost?
A Standard Title 5 inspection with J. Bean Excavation is $425. A Confidential System Evaluation, which includes a full camera inspection of the lines, is $500. Some towns require extra steps, like pumping the tank (Norwell, Hingham and Cohasset) or a soil evaluator. Ask Joel what your town requires and you'll get the full price before anything is scheduled.
How long does a Title 5 inspection take?
Most inspections are done in a few hours on site. The inspector then files the report with the Board of Health. State rules require that within 30 days. In Cohasset, the Board of Health has to accept the report before it's released to the owner, so allow extra time there.
How long is a Title 5 inspection good for?
A passing inspection is valid for 2 years. If the system has been pumped every year and you have the pumping records, it's valid for 3 years. Check your town, though. Hingham requires the inspection within 12 months before a sale.
Who pays for the Title 5 inspection, the buyer or the seller?
Under state rules, the property owner (usually the seller) is responsible for arranging the inspection. The buyer and seller can agree to shift that responsibility, as long as the change is in writing. Many purchase agreements spell it out.
What happens if my septic system fails?
A failed system generally has to be upgraded within 2 years, unless the Board of Health or MassDEP sets a different schedule. Some towns are stricter at sale; in Pembroke, for example, required repairs must be done before the property transfers. J. Bean Excavation does septic repair and replacement, working with your engineer and the Board of Health, so you're not starting over with a new contractor.
What is a Conditional Pass?
A Conditional Pass means the system works but a component needs repair or replacement, like a broken baffle, a cracked pipe or a missing effluent filter. Once the repair is made, the system can pass. In Norwell, a tank without an effluent filter is an automatic Conditional Pass. It's usually a quick fix.
Is a cesspool an automatic fail?
It depends on the town. In Duxbury and Pembroke, a cesspool is an automatic failure when a property is sold. Marshfield requires single-cesspool systems to be upgraded. In Norwell, a cesspool that otherwise passes is only a Conditional Pass until a septic tank and distribution box are installed ahead of it.
Does the septic tank have to be pumped during the inspection?
Not always under state rules. Pumping is required for cesspools and tight tanks. But several towns require it for every inspection, including Norwell, Hingham and Cohasset.
What's the difference between a Standard Title 5 and a Confidential System Evaluation?
A Standard Title 5 inspection is the official inspection needed for a sale or transfer. The report is filed with the Board of Health. A Confidential System Evaluation includes a full camera inspection of the lines, and nothing is filed with the town. It's a way to find problems on your own timeline, for example before you list. It is not an official Title 5 inspection and can't be used for a sale or transfer.
State rules summarized from MassDEP's guide, Buying or Selling Property with a Septic System. Town rules come from each Board of Health's published regulations. Always confirm current requirements with your Board of Health.