Well & Septic Systems: Community vs. Individual

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Wondering whether community or individual water and waste systems make more sense for your next home purchase? This episode tackles the often-overlooked yet critical question that impacts both your daily life and long-term investment.

We compare two identical homes—one with private well and septic, the other connected to community systems—to reveal which option typically provides fewer midnight emergencies, cleaner documentation for resale, and smoother financing experiences. Discover why professional maintenance schedules trump the "I'll get to it" approach that many individual system owners take, and learn how community setups spread costs across multiple homes, transforming unpredictable $5,000-12,000 emergency repairs into manageable monthly fees with built-in reserves.

Beyond the financial considerations, we explore the engineering advantages of community systems—how they're strategically placed where soil conditions work best, often featuring advanced treatment options that individual lots can't support. The episode breaks down why buyers, appraisers, and lenders love the paper trail of test results and service logs that community systems generate, and how this transparency reduces drama during due diligence periods.

For those who prefer independence, we haven't forgotten you. We outline scenarios where individual systems excel, particularly on acreage properties, while providing a comprehensive due diligence checklist for both system types. Whether you're considering community or individual utilities, you'll leave with actionable knowledge about water testing, septic inspections, and the critical questions to ask before making your decision.

Ready to make an informed choice between independence and professional management for your home's essential systems? Listen now, and don't forget to request our exclusive due diligence checklist for water and septic systems to help you move and sell with confidence.

Episode Transcript

Speaker 1 (00:00):
Good morning.
It's Romina Patton here at RealEstate News Radio and today
we're talking about communitywells and septics versus
individual systems.
I get this question all thetime, so I thought we'd do a
quick outline on it.
And you know, sometimes thecommunity wells and community

(00:20):
septic systems can beatindividual systems, in fact
quite often for a lot of buyersand neighborhoods.
Let's set the scene Twoidentical homes.
One has its own private welland individual septic.
The other plugs into acommunity well and a community,
or sometimes called cluster,septics.

(00:42):
Which one gives you fewermidnight surprises, cleaner
records for resale and usuallysmoother financing?
In many cases the communityoptions wins.
Here's why Professionalmaintenance beats.
I'll get to it.
With community systems,maintenance isn't a maybe, it's
scheduled.

(01:02):
There's a licensed operator ora contracted company checking
pumps, monitoring pressure andflow, pulling water, quality
tests and servicing tanks andtreatment components.
Those records live with the HOAor utility, so buyers,
appraisers and lenders can seeactual history instead of
guesses.

(01:22):
With individual systems, upkeepis entirely on the homeowner.
Some people are fantastic,others wait until something
smells funny or the tap sputters.
That's not a business plan.
Now I do know that when it's anindividual septic and I ask
people when was the last timeyou pumped it, which is supposed
to do every three to five years.

(01:42):
Most people say not since Imoved in.
Some people do it, however.
That's always a question to ask.
And then you have fewer bigsurprises and more predictable
costs.
Community setups spread costsacross the homes that benefit.
In other words, instead of oneowner eating a $5,000 permit
replacement or a $12,000 drainfilled rehab, you're typically

(02:07):
paying a small monthly orquarterly fee that includes
routine service and reserves.
Predictability is gold in realestate.
Private systems can beperfectly fine until they aren't
, of course.
The other difference is thatwhen you have a private system
compared to a local governmentsystem, you're not generally

(02:30):
paying fees on it.
You're not paying fees to thelocal service.
If a well runs low in a dryspell or a septic field fails
right before closing your deal,timeline becomes a science
experiment.
Also, better siting andengineering, because you're
looking for something muchbigger.
Cluster septic isn't just onebig tank.

(02:51):
It's usually an engineeredsystem sized for multiple homes
because it's a developmentlocated where the soils actually
work best.
It can include advancedtreatment or drip dispersal that
individual lots can't easilysupport.
Also, you've got to think aboutyou're not building over it,
which sometimes people do.

(03:12):
That protects the groundwaterand keeps yards from becoming
no-mow zones when it rains for aweek.
Community wells are often paidwith storage tanks and controls
that maintain a steadierpressure.
Translation your shower doesn'tcare if three neighbors are
also rinsing shampoo.
Then you've got the cleanerpaper trail.

(03:34):
Equals easier resale Buyerslove paperwork when it proves
the system is healthy.
Community systems produce testresults, service logs, permits
and capacity letters.
That transparency reduces dramaduring due diligence, which is
what happens in most places inthe country.
When a buyer goes undercontract on a house, lenders

(03:58):
also tend to relax when they seea third party operation and
documented compliance.
Then you've got theenvironmental guardrails.
Community systems are typicallysubject to regular testing and
state oversight.
Even when they aren't publicutilities, they may be regulated
more like small public systems.
That oversight isn't red tape,it's quality control for the

(04:22):
neighbourhood and the watershed.
But wait, what about the fees?
I can hear you, ro.
I don't want another HOA billfair.
Two quick thoughts Fees replaceemergencies.
$10 a month for maintenance orwhatever it is in your HOA is
cheaper than a crack tank or adeep well pump on Christmas Eve.

(04:44):
Read the budget.
Healthy communities keepreserves of big components and
publish water quality or servicereports.
If you see good reserves andrecent testing, that fee is
buying peace of mind.
Let's look at when theindividual wins the individual
systems.
I'm not anti-well or anti-septic.

(05:06):
A well on a great aquifer and amodern, well-maintained septic
can be fabulous, especially onacreage.
Where you want totalindependence, just go in with
eyes wide open, test the water,inspect the well equipment,
scope the septic and confirmthere's a repair area on the lot
for a future drain field ifever needed.

(05:28):
So let's look at a quick buyerdue diligence checklist.
If you're looking at acommunity system, ask for the
operator's name, servicecontract and the last 12 to 24
months of water tests, capacityand allowed connections for both
the well and the septic.
The hoa budget and reserves andany recent violation or notice

(05:50):
rules about.
This is an important one.
Irrigation or car washing,especially if you're in an area
of the country that uses a lotof irrigation.
Community systems oftenrestrict heavy outdoor use.
Clarify who owns what the mainsystem versus your home's
lateral lines and who pays if aline between the two needs work.

(06:11):
Backup power for the wellequipment, and that's nice to
have during storms.
Backup power for the wellequipment, and that's nice to
have during storms.
If you're buying private, do afull well inspection, yield pump
, age, pressure tank, plus a labwater test for bacteria,

(06:31):
nitrates and metals asappropriate in your area.
It's very, very common justknow this that a water test
comes back positive for bacteria, and if you have a well and
you're about to list your house,I would strongly suggest you
shock it.
You can do this for about $50to $100 on your own.
It's quite a simple process.
Just make sure you follow allthe instructions.
Whereas, should it go undercontract and then it tests the

(06:53):
bacteria, it's going to cost youanywhere between $250 and $750,
depending on the issue, for acompany to remediate that, and
also a septic inspection with atank locate lids, exposed
baffles checked all that goodstuff.
Drain field evaluation.
Don't settle for a drive-by,confirm the repair area and pass

(07:16):
permits with the county.
So what's the bottom line?
Community well, aseptic systemstrade a bit of independence for
professional management,consistent quality, documented
care and share costs.
For many homeowners that equalsfewer surprises and better
resale.
If you're the, I'll fix it whenit breaks.
Type go individual.

(07:37):
If you're the show'll fix itwhen it breaks type go
individual.
If you're the, show me the logsand keep the water clean type
community might be your bestfriend.
You're listening to Rowena Patzon Real Estate News Radio,
helping you move with confidenceand sell with confidence.
If you want my due diligencechecklist for water and septic,
I'll send it.
Just ask.
Until until next time, staycurious and keep asking great

(07:58):
questions about the dirt andyour dream home.
See you on the radio next time.