.jpg)
Permitting Services Podcast
Go behind the scenes at the Montgomery County Department of Permitting Services and connect with local experts about the permitting process for your commercial and residential projects.
Permitting Services Podcast
Septic System Basics
Use Left/Right to seek, Home/End to jump to start or end. Hold shift to jump forward or backward.
In this episode of the Montgomery County Department of Permitting Services (DPS) Podcast, host Gail Lucas and DPS Well and Septic Section Manager Heidi Benham discuss the importance of properly maintaining a septic system to avoid costly repairs and to protect both the environment and public health. Tune in to learn the definition of a septic system, how to know if you have a septic system, how often to pump a system, the typical lifespan of a system, the importance of being mindful of what goes down the drain and toilet, signs of trouble with a septic system, what records to request before buying a house with a septic system, and more.
Do you have a question or an idea for a future DPS Podcast episode? Email your ideas and questions to dps.podcast@montgomerycountymd.gov.
The transcript for this episode can be found here:
https://www.buzzsprout.com/2163316/episodes/19774878-septic-system-basics#transcript
Welcome And Why Septic Matters
Gail LucasWelcome to the Montgomery County Department of Permitting Services podcast. I'm Gail Lucas, your host. I'm also the division chief for the Customer Support and Outreach Division here at DPS. Today we're going to talk about something most homeowners don't think about until there is a problem: septic systems. The U.S. Department of Environmental Protection, or EPA, spotlights the importance of maintaining a septic system during its annual septic smart week campaign in September. Joining us on the podcast today is Heidi Benham. She is the manager for the land development well and septic unit here at DPS. Welcome, Heidi. Welcome back, Heidi. You've been on our podcast before.
Heidi BenhamYes, it's good to be back. Thank you for having me.
What The Well And Septic Unit Does
Gail LucasAs I said, the Well and Septic team is part of the land development division, but why don't you explain what you do, what Well and Septic does, how that all fits together in DPS?
Heidi BenhamSure. So I manage the Well and Septic section here at DPS, which consists of myself and five other staff members. We are all licensed environmental health specialists, and they are split up between plane review and inspections.
Gail LucasOkay.
Heidi BenhamOur role, first and foremost, is to protect people's health and protect the environment. And so part of how we do this is we are protecting the groundwater. We are making sure that septic systems are installed and designed properly to prevent groundwater contamination from sewage. So this is an important discussion today because Montgomery County has almost 20,000 septic systems. And we want to get the word out about proper maintenance, how that can not only protect our groundwater resources, but it can save homeowners from having expensive repairs, which are both key parts of the EPA's septic smart week campaign. And we're also going to talk about what new home buyers might be looking for if they are purchasing a house that has a septic
Septic Tank And Drain Field Basics
Heidi Benhamsystem.
Gail LucasWell, let's back up a little bit and start at the beginning. Sure. What is a septic system?
Heidi BenhamGreat question. Yeah, let's start there. So a septic system is basically an underground wastewater treatment system that serves a new home or a building that is not served by a public sewer system like WSSC. So everything that goes down your sinks, your toilets, uh showers, your washing machines, it all goes into a septic tank.
Gail LucasOkay.
Heidi BenhamAnd then from there, it goes into what we call the absorption area. So a lot of homeowners might um have heard that referred to as their drain field. And that is where the treatment occurs. Um the wastewater is treated in the surrounding uh soil. So when everything is working properly, you don't really notice that it's there. Um but when it's not, that can uh, or if it's neglected, that can lead to some pretty um unpleasant or expensive consequences.
Gail LucasHow many septic systems are there in Montgomery County?
Heidi BenhamSo Montgomery County has almost 20,000 septic systems. Um, most of those are located up county in the agricultural reserve. Um, however, we do still have a lot of septic systems down in Bethesda, Silver Spring. Really? Um, yes. Um we have little pockets here and there that do not have sewer. And then of course, places like Potomac and Ashton, um, we have septic systems out there as well.
Gail LucasDoes that include businesses?
How To Tell You Are On Septic
Gail LucasCan businesses have septic systems?
Heidi BenhamThey can. We do not have a lot of businesses in Montgomery County on septic systems, um, but we we sure do. So that includes both residences and commercial businesses.
Gail LucasHow would I know if a property has a septic system?
Heidi BenhamSo the easiest way to know is whether or not you receive a bill, a monthly bill or quarterly bill for sewer service.
Gail LucasOkay.
Heidi BenhamUm so if you do not receive a bill for sewer, then that means that you have a septic system.
Gail LucasOkay. So when you hear from a homeowner with a septic system or they have a question about a septic system, what what are the typical questions or what are they typically looking for?
Heidi BenhamSo I would say there are basically kind of three top reasons that we we hear from homeowners with septic systems. Number one is that they are simply looking for where their system is located.
Gail LucasYes.
Heidi BenhamUm mainly because they want to get it, the septic tank pumped out.
Gail LucasOkay.
Heidi BenhamUm, number two is because they're planning on some kind of renovation or or project for their house, and they want to know if that is going to be able to get approved. Um, and then the third reason is when uh somebody is having issues. So maybe it's starting off as a small issue, or they're contacting us because their system is at complete failure.
Pumping Schedule And Warning Signs
Gail LucasOkay. I'm trying very hard not to go, uh, and yuck. But how do you maintain a septic system?
Heidi BenhamSo regular maintenance is very important to prevent system failure. Okay. So over time, the the solids build up in your septic tank. Right. So if it's not pumped out periodically, those solids can clog your drain field or prevent the wastewater from going where it needs to go. Um, so that, you know, if if those solids don't get pumped out, that may cause a sewage backup into your house. Um, or you might just start to notice that things are draining slower. Okay. You might notice a bad odor, um, or you'll have a complete um system failure.
Gail LucasNow, is this maintenance of the septic system something that a homeowner can DIY, or is this better handled by professionals?
Heidi BenhamYou should not DIY your septic system. So you can call any licensed uh waste hauler um that might be a septic contractor, but not every septic contractor um pumps. Okay. Um, so if you just, you know, Google licensed waste hauler, um, you could you could find someone to do that. And we recommend that you pump your tank every three to five years.
Gail LucasOkay.
Heidi BenhamUm, and that just kind of depends on the size of your septic tank and then how many people live in your house and your your usage patterns.
Gail LucasI'm surprised that it's three to five years. I would think it would be more often.
Heidi BenhamYeah, it it could be more often. Again, if you have, you know, a family of 10 and you've got, you know, eight kids, then yeah, it might be a little more often.
Habits That Damage Septic Systems
Gail LucasWhat are some of the septic system um mistakes that that folks commonly make?
Heidi BenhamUh sure. So I first want to say that do not treat your septic system as something that is just out of sight, out of mind. Right. It is equally as important um as maintaining your HVAC or cleaning your gutters or replacing your roof. Um, so mistakes that people make, um, I would say, you know, don't flush things like wipes or feminine hygiene products or non-biodegradable things down your toilet, only human waste and only toilet paper. Um, and be mindful of what goes down your sink. So fats, oils, greases, excessive um household cleaners, okay, those types of things can interfere with the bacteria that helps to naturally break down the solids in your septic tank. Um, you also want to make sure you fix any leaks. So leaks from running toilets. Um, you want to keep any heavy vehicles or structures off of your drain field to avoid um soil compaction or damage. And then the last thing I would say is don't plant any, you know, trees or shrubs with intrusive root systems. Okay, because those roots um can clog your drain fields. We see that happen a lot, and that can lead to premature failure.
Finding Permit Records And System Maps
Gail LucasAnd your staff can tell a homeowner or tell someone interested in a property where their septic system is on their property, where their drain field is. Yes, we have those information.
Heidi BenhamYes. So we I would say that um that is very important to get your septic permit record from our office. Okay. Um, we do have most permit records. So um come to us and request that record. Um, and that permit record will have an as-built drawing, which will show the location of at least your septic tank. Um, not all drawings are created equal. A drawing from 1950 may not be as good as a drawing from you know 2015.
Gail LucasSure. What are the three biggest tips you can give to someone who owns the septic system?
Heidi BenhamSo I would say uh number one, keep your septic tank pumped to make sure that those solids don't build up and cause the problems that we just talked about. Stay aware of um the warning signs of an issue, so the odor, the slow draining, and then, like we just mentioned, um, learn where your septic system is located so you know how it works and where you need to go when you need to get it pumped. Um, and keep in mind that not all septic systems are designed the same. So your septic might be completely different than your next door neighbor.
Gail LucasYou talked about not all drawings being equal. What's the typical life of a septic system? If I'm considering buying a house, do I want to know how old that septic system is? How long will it last?
Heidi BenhamYeah. So there's no way for us to definitively definitively know how long the system is going to last. That depends on um a homeowner's behavior. Have they been neglecting the system? Have they been taking good care of it? However, in general, the national um lifespan of a septic system is about 25 years. Okay. Now in Montgomery County, um, just from experience, I can say that most septic systems last um often double that.
Gail LucasOkay.
Heidi BenhamSo, but if you have a septic system that's getting to be 40, 50 years old, you just want to keep in the back of your mind that it may be time soon.
Buying A Home With Septic
Gail LucasSo I'm I'm interested in buying a house. What do I need to make sure I ask or make sure I look at?
Heidi BenhamI would say the number one thing is to request septic permit records from our office. So again, you know where your system is located and you know the capacity. Our records go back as far as the late 1940s. So chances are we do have it. Um, and if we have it, that permit is going to list the number of bedrooms that the septic system is approved for. Many people who have never been on septic don't realize that they are sized based on number of bedrooms and not uh bathrooms. Um, and it's important to know that sometimes, especially when buying a house, there is a discrepancy between the number of bedrooms on the permit and the number of bedrooms in the real estate listing. Um pay attention to that and try to get that addressed with us before you complete the purchase of the um of the home. Um, you can find these records by going to the DPS website through your e-services account and downloading them yourself. You can call 311 or you can email us directly to get those.
Permits For Repairs And Remodeling Plans
Gail LucasSo I have a home with a septic system. When should I expect to have a permit? Do I need a permit to have it pumped out? Do I need a permit to service it? When would I expect to need a permit related to my septic system?
Heidi BenhamSo it depends on what you're planning to do. So standard maintenance, you do not need any kind of permit for that. So you don't need a permit or anything to pump out your septic tank. Obviously, when you're going to put in a new septic system for a new house, you would need a permit then. Right. And then you need a permit anytime you're altering your septic system. So if that's um maybe you are upgrading it for a building permit approval, you need a bigger tank, or you need to move it to meet setbacks.
Gail LucasOkay.
Heidi BenhamUm, you also need a permit when you are um repairing or replacing any part of it because it has failed. Okay.
Gail LucasAny other tips that you can give to our listeners about septic systems, when they need to pay attention to it, when they need permits, those kinds of things. What else can you tell us?
Heidi BenhamSo, one thing um I want to say is that if you are purchasing a home on Septic, or if you already own a home on Septic and you are planning any kind of major addition or renovation, or you're thinking about doing an accessory dwelling unit, those are uh very popular. Right. It is critical that you reach out to our office here at DPS to determine if your project will trigger any additional requirements uh based on the septic system location, okay, the capacity, or maybe the fact that we don't have a septic permit record at all. So having a septic system imposes significantly more limitations on what you can build, where you can build, um, than if you were on a public sewer system. So even if you're not a homeowner, if you're an architect or a contractor out there and your client has a septic system, um, come to us in the early stages of planning so that we can, you know, answer all your questions and give you all the information up front. Take advantage of our free pre-design meetings, schedule one of those with us, um, and we can help you out.
Gail LucasIt is always a good idea to come to DPS as early as you can in your process so that we can answer questions, we can head off problems, we can give you some tips. That's always a good tip, regardless of whether you have a septic system or any project that you're doing. Absolutely. Give any last bit of helpful information or insight that that you have from your experience with septic systems. You've been in DPS for a good number of years now. So tell me what is tell me what's the biggest mistake that folks may make with their septic system.
Heidi BenhamI think it's just you you need to make it a priority to arm yourself with basic knowledge about your septic system. You know, don't go into, again, going back to projects because we see this all too often, um, without checking to see, okay, is is my septic system going to be big enough? Do I need a new perk test? So just getting those records and looking over them and calling us and going over that with us is going to potentially save you a lot of time and money. Um, again, don't think that, oh, just because I don't have sewage in my yard, that my system is working fine. It might not be working fine. Again, it's underground, it is out of sight, out of mind, um, but that doesn't mean that there might not be an issue. Um, so make reminders for yourself to have your septic tank uh pumped and pay attention to signs of trouble. One more thing
Grants Septic Smart Week And Contacts
Heidi Benhamthat I would like to mention is that um there is a state grant program that is funded by the Bay Restoration Fund.
Gail LucasOkay.
Heidi BenhamAnd it gives grants for property owners with failing septic systems. It provides um up to $25,000 to cover the cost of a new septic tank or a connection uh to public sewer if sewer is available. Okay. So that is a resource that is available to all homeowners. Um uh we typically help about 10 properties every year with the money that we receive from that grant. So you can find out about it by going to the DPS website. If you just type in BRF, it should come up, um, or you could call 311. Okay.
Gail LucasThis is all great information, Heidi. Septic Smart Week is coming up in September. Septic Smart Week is coming up in September. That's a lot of S sounds. What can you tell us about that? What resources are available to homeowners or to owners of septic systems?
Heidi BenhamYeah, so the EPA has an incredible uh webpage dedicated to Septic Smart Week. So you can go to the EPA website and they have resources in both Spanish and English, and they have uh resources for uh homeowners and renters, but they have brochures, uh videos, all kinds of information on that focuses on maintenance topics, what a septic system is, um, when you might be having trouble. And they also have links to um outside resources as well. So um we want to know that you are aware of that information. Uh, we are here to help you also. And the purpose of that campaign is just to um uh promote outreach and bring awareness to septic system education.
Gail LucasRemind us when that week is in September.
Heidi BenhamIt is September 14th through the 18th.
Gail LucasAgain, all great information. Thank you, Heidi, for joining us again on the podcast. And thank you, listeners, for tuning in. If you have questions about the permitting process for septic systems, please don't hesitate to reach out to DPS. You can come into our office at 2425 Reedy Drive. We're on the seventh floor, and we're open Monday through Friday from 7:30 a.m. to 4 o'clock P.M. And there's always someone here in person that you can talk with. You can also reach out to our Customer Service Center at MC311-240-777-0311. Please help us spread the word about this podcast and Septic Smart Week. Share this episode with your friends and neighbors who have septic systems, and subscribe to the podcast to stay up to date with new episodes. Until next time, I'm Gail Lucas. Remember, DPS is your project partner.
AnnouncerThis podcast is brought to you by County Cable Montgomery, your source for news and information from the Montgomery County government. Connect with us via cable, Facebook, Instagram, or YouTube by searching for County Cable Moco.