Why septic inspections matter on Texas home sales
Texas doesn't require a septic inspection at sale by law — but most lenders, especially FHA and VA, do require one when the property is on septic. And every smart buyer should get one regardless.
A failed system can cost $7,500–$16,000 to replace. Catching it before closing is the difference between negotiating a credit and inheriting a five-figure surprise.
What we inspect
Tank condition, capacity, sludge level.
Baffles, tees, and inlet/outlet lines.
Drain field condition and probe test (or aerobic spray area).
Aerobic components: air pump, spray pump, control panel, alarm.
Permit and maintenance records (where available).
Common findings & what they mean
Overdue pump-out: usually a credit of $400–$525 at closing.
Missing risers: $350 each, often negotiated as a buyer credit.
Failed baffle: $400–$700 repair.
Aerobic alarm history: investigate further — could be a $200 fix or a $9,000 drain field.