For many homebuyers, the word “septic” immediately raises concerns. Questions about maintenance, repairs, odors, and unexpected costs often create hesitation before buyers even consider a property. But according to septic expert Robert Simmons of Septic Router, much of that fear comes from misunderstanding rather than reality.
During Episode 57 of the Business Builder Series hosted by Shafritz & Dean, Simmons shared practical insights that every real estate professional should understand about septic systems, inspections, and how to protect clients during a transaction.
Here are the biggest lessons from the discussion.
Septic Systems Are More Common Than Most Buyers Realize
One of the most surprising statistics shared during the presentation was that nearly 40% of homes in Georgia rely on septic systems. In many suburban and rural areas, septic is simply a normal part of homeownership.
Simmons explained that a properly maintained septic system is not inherently worse than a home connected to sewer. In fact, septic systems can save homeowners money by eliminating monthly sewer bills. The key difference is that septic systems require periodic maintenance and a basic understanding of how they function.
He encouraged agents to become more comfortable discussing septic systems so they can confidently educate buyers instead of allowing fear or misinformation to derail a deal.
Understanding How Septic Systems Work Reduces Fear
A major portion of the presentation focused on explaining how septic systems actually operate. Wastewater from the home enters a large underground tank where solids settle and liquids move into the drain field. The soil then naturally filters and cleans the water before it returns to the groundwater supply.
Simmons emphasized that septic systems are designed to work with natural biological processes, but they only function properly when maintained correctly. One of the biggest misconceptions he addressed was the idea that septic tanks should only be pumped when there’s a problem.
Instead, routine maintenance is critical.
Many homeowners wait until toilets back up or drains stop working before calling a professional, but by that point the drain field may already be damaged. Simmons recommends regular inspections and pumping every few years to extend the life of the system and prevent costly repairs.
He also warned against relying on septic additives or chemical treatments that claim to “improve” tank performance. According to Simmons, some of these products can actually damage the system by pushing solids into the drain field.
Why Septic Inspections Matter in Real Estate Transactions
Perhaps the most valuable part of the presentation for agents was Simmons’ discussion about septic inspections during home sales.
He stressed that buyers should always conduct their own septic inspection rather than relying solely on seller disclosures or previous service records. A septic system may appear to be functioning for the current homeowner, but that does not necessarily mean it will adequately support a larger family or different usage patterns after closing.
One of the most important issues Simmons regularly uncovers involves bedroom count discrepancies. In some cases, homes are marketed with more bedrooms than the septic permit legally supports. That can create major problems for buyers later, especially during resale or permitting.
His advice to agents was simple:
verify the septic permit and county records before closing.
Simmons also explained that septic inspections can reveal hidden structural or safety concerns, including damaged tanks, missing baffles, failing drain fields, and even collapsing concrete lids that may pose serious hazards.
3 Key Takeaways for Real Estate Agents
1. Don’t Fear Septic Systems
Septic homes are extremely common in Georgia and can function perfectly for decades when properly maintained.
2. Inspections Protect Everyone
A professional septic inspection helps identify hidden issues before they become expensive problems after closing.
3. Verify Bedroom Counts and Permits
Always compare the septic permit to the marketed bedroom count to avoid compliance and resale headaches for buyers.
As Simmons explained throughout the presentation, septic systems do not have to be intimidating. With the right education and professional guidance, agents can help buyers feel confident, informed, and protected throughout the transaction process.