Septic systems in South Florida
Septic systems treat and disperse relatively small volumes of wastewater from individual and small numbers of homes and commercial buildings. Septic system regulation is usually a state and local responsibility. The EPA provides information to homeowners and assistance to state and local governments to improve the management of septic systems to prevent failures that could harm human health and water quality. 
Information for Homeowners
If your septic tank failed, or you know someone whose did, you are not alone. As a homeowner, you are responsible for maintaining your septic system. Proper septic system maintenance will help keep your system from failing and will help maintain your investment in your home. Failing septic systems can contaminate the ground water that you and your neighbors drink and can pollute nearby rivers, lakes and coastal waters.
Ten simple steps you can take to keep your septic system working properly:
- Locate your septic tank and drainfield. Keep a drawing of these locations in your records.
- Have your septic system inspected at least every three years. In Florida, only a licensed Septic Company or Master Plumber can inspect your system
- Pump your septic tank as needed (generally, every three to five years).
- Don’t dispose of household hazardous waste in sinks or toilets.
- Keep other household items, such as dental floss, feminine hygiene products, condoms, diapers, and cat litter out of your system.
- Use water efficiently.
- Plant only grass over and near your septic system. Roots from nearby trees or shrubs might clog and damage the system. Also, do not apply manure or fertilizers over the drainfield.
- Keep vehicles and livestock off your septic system. The weight can damage the pipes and tank, and your system may not drain properly under compacted soil.
- Keep gutters and basement sump pumps from draining into or near your septic system.
- Check with your local health department before using additives. Commercial septic tank additives do not eliminate the need for periodic pumping and can be harmful to your system.
How does it work?
A typical septic system has four main components: a pipe from the home, a septic tank, a drainfield, and 
the soil. Microbes in the soil digest and remove most contaminants from wastewater before it eventually reaches groundwater. The septic tank is a buried, watertight container typically made of concrete, fiberglass, or polyethylene. It holds the wastewater long enough to allow solids to settle out (forming sludge), and oil and grease to float to the surface (as scum). It also allows partial decomposition of the solid materials. Compartments and a T-shaped outlet in the septic tank prevent the sludge and scum from leaving the tank and traveling into the drainfield area. Screens are also recommended to keep solids from entering the drainfield. The wastewater exits the septic tank and is discharged into the drainfield for further treatment by the soil. Micro-organisms in the soil provide final treatmentremoving harmful bacteria, viruses and nutrients.
Your septic system is your responsibility!
Did you know that, as a homeowner, you’re responsible for maintaining your septic system? Did you know that maintaining your septic system protects your investment in your home? Did you know that you should periodically inspect your system and pump out your septic tank? If properly designed, constructed and maintained, your septic system can provide long-term, effective treatment of household wastewater. If your septic system isn’t maintained, you might need to replace it, costing you thousands of dollars. A malfunctioning system can contaminate groundwater that might be a source of drinking water. And if you sell your home, your septic system must be in good working order.
Pump frequently…
You should have your septic system inspected at least every three years by a professional, and have your tank pumped as necessary (generally every three to five years).
Use water efficiently…
Average indoor water use in the typical single-family home is almost 70 gallons per person per day. Dripping faucets can waste about 2,000 gallons of water each year. Leaky toilets can waste as much as 200 gallons each day. The more water a household conserves, the less water enters the septic system.
Flush responsibly…
Dental floss, feminine hygiene products, condoms, diapers, cotton swabs, cigarette butts, coffee grounds, cat litter, paper towels, and other kitchen and bathroom waste can clog and potentially damage septic system components. Flushing household chemicals, gasoline, oil, pesticides, anti-freeze and paint can stress or destroy the biological treatment taking place in the system, as well as contaminate surface waters and groundwater.
How do I maintain my septic system?
- Plant only grass over and near your septic system. Roots from nearby trees or shrubs might clog and damage the drainfield.
- Don’t drive or park vehicles on any part of your septic system. Doing so can compact the soil in your drainfield or damage the pipes, the tank or other septic system components.
- Keep roof drains, basement sump pump drains, and other rainwater and surface water drainage systems away from the drainfield. Flooding the drainfield with excessive water slows down or stops treatment processes and can cause plumbing fixtures to back up.
Why should I maintain my septic system?
A key reason to maintain your septic system is to save money! Failing septic systems are expensive to repair or replace, and poor maintenance is often the culprit. Having your septic system inspected (at least every three years) is a bargain when you consider the cost of replacing the entire system. Your system will need pumping every three to five years, depending on how many people live in the house and the size of the system. An unusable septic system or one in disrepair will lower your property’s value and could pose a legal liability. Other good reasons for safe treatment of sewage include preventing the spread of infection and disease, and protecting water resources. Typical pollutants in household wastewater are nitrogen phosphorus, and disease-causing bacteria and viruses. Nitrogen and phosphorus are aquatic plant nutrients that can cause unsightly algae blooms. Excessive nitrate-nitrogen in drinking water can cause pregnancy complications, as well as methemoglobinemia (also known as “blue baby syndrome”) in infancy. Pathogens can cause communicable diseases through direct or indirect body contact, or ingestion of contaminated water or shellfish. If a septic system is working properly, it will effectively remove most of these pollutants.
Posted by Bill Siegel Florida Home Inspection Team Inc
HUD pushes Chinese drywall help for homeowners
The U.S. Department of Housing and Urban Development said Tuesday it’s instructing lenders to temporarily suspend or reduce mortgage payments for homeowners who have tainted Chinese drywall.
Lenders also are being encouraged not to charge late fees and to give the homeowners time to make up past-due payments. The guidelines, however, apply only to mortgages insured by the Federal Housing Administration.
“We want to remove additional pressures for these families as they find solutions to allow them to return to a safe, decent and sanitary home,” FHA commissioner David Stevens said.
Complaints about Chinese drywall began last year. The defective wallboard corrodes wiring, copper pipes, appliances and metals. Some homeowners blame the drywall for nosebleeds, respiratory problems and other symptoms, but the Consumer Product Safety Commission has yet to link it to any health risk.
Some residents are temporarily moving to rental housing while continuing to pay their mortgages. Homeowners say lenders have been slow to understand the problem and offer help.
Steven Roberts, whose home west of Boynton Beach has the tainted drywall, said the guidelines are needed. But he doubts that many Florida homeowners with the defective drywall have FHA loans.
“This is a great thing for those who qualify,” he said.
For questions on mortgage forbearance terms, call HUD at (888) 297-8685.
The agency also announced Tuesday that federal block grants are available to states and local communities to help repair homes. HUD said 70 percent of the money must go to low- and moderate-income residents. Many of the homeowners who have Chinese drywall in Palm Beach and Broward counties bought in upscale communities during the 2000-2005 housing boom.
Still, Florida Sen. Bill Nelson was encouraged by HUD’s announcement.
“This is the first real good news we’ve had,” he said.
Plumbing leaks
Sometimes sellers just make it too easy on the home inspector. This is in the downstairs bathroom. The bucket was filled with water.
Posted by Bill Siegel Florida Home Inspection Team Inc.
Crawl space inspection in South Florida
Just another example of why you want to make sure you attend your inspections and make sure your home inspector goes under the crawl space. This is a leaking waste pipe. The entire system out to the septic system will need to be replaced, as it was leaking in three different areas. I also found evidence of subterranean termites that the termite inspector did not find because he did not crawl the entire area.
Posted by Bill Siegel Florida Home Inspection Team Inc
Homeowner plumbing repairs in Miami Florida
This picture shows a homeowner plumbing repair. The lower pipe is covered in silicone caulk and will surely leak in the near future. I am not sure what the upper pipe has been sealed with. It probably would have been cheaper to have a plumber fix it right the right the first time.
Soffit penetration can lead to rodent infestation
Notice the hole around the electrical pipe entering the soffit. This is a good example of how rodents can get into your home. All penetrations need to be properly sealed. In this home rodents were getting in and eating the insulation around the air conditioning pipes.
Posted by Bill Siegel Florida Home Inspection Team Inc.
Roof Inspections and permits in South Florida
Another reason why it is important to get up on the roof during a home inspection. This flat roof most likely does not have any permits. All of the ripples in the modified covering is an indication of this. This roof was also leaking, which was verified with a moisture meter.
Posted by Bil Siegel Florida Home Inspection Team Inc
Florida Home Inspector Legislation
It has come to our attention that the stakeholder meeting that were held throughout Florida may have produced some very interesting results. It seems that certain associations went into these meeting with their own agendas. This probably did more harm than good. These were supposed to be professional meetings, with the purpose to help the state decide who should be grandfathered and what test should be adopted. Had all the home inspectors kept to this line of thinking our voice would have been much stronger. I was at the meeting in Margate, and I have to tell you, it was a joke. Home inspectors were showing up in tee shirts, shorts, flip flops, and baseball caps. Rather than keep to the topics at hand, some inspectors started to beat their chests as to how good their particular association is. This is exactly what the delegates from our government did not want to hear. I am proud to say the FABI members who were there were all dressed in suits and kept to the topics at hand. Now we will have to wait for the outcome. Hopefully we will know something next month.
Posted by Bill Siegel Florida Home Inspection Team Inc
Roof Inspections in Miami Florida
This is one of the main reasons it is important for your home inspector to walk the roof. From the ground this roof looked fairly knew. This lead shield was not properly installed and is leaking. This is something that could not be seen from the ground.
Posted by Bill Siegel Florida Home Inspection Team Inc
Security bars pose a safety hazard in Miami Florida
These bars are on the bedroom window. There is no way to open them. The current code is Dade County states that at least one window in each bedroom should be able to be opened without any special knowledge or special tools. If there were a fire in this home, the people inside would not be able to get out and the fire department would not be able to get in. This is a death trap. For about $150.00 this can be changed so the bars will open and lives can be saved.
Posted by Bill Siegel Florida Home Inspection Team Inc