So your septic field looks doomed?

I am working on a deal right now and though it wasn't required by county code, I encouraged my buyer to complete a septic inspection. The water is city, not well - no inspection warranted.

The company who did the inspection is highly reputable but the recommendations begged another opinion, particularly given circumstances of a very heavy snow melt of a season's accumulation two days prior. The downspouts on the back of the house were also submerged and not very far from the field.

The verdict had been cautionary - septic field failure in one to three years. The second and third opinions differed considerably. This was the make or break part of the deal. The sellers were already upside down in the mortgage, even with relocation company help, and the buyer was as far up in price as he could go.

Number two and three septic opinions turned in a different verdict and both said the field probably had plenty of life in it. There wasn't true "failure" evident and the quality of the gravel/stone in the pit was evidence of that. Most likely, water table conditions, clay soil, downspouts, flat lot, and the early spring thaw all contributed to the equation and initial verdict.

The lesson here? When a buyer says they are about to throw in the towel on a deal, on a property they really like, seek additional advice! There are so many variables in a situation like this that no one really can predict what might happen. In this case, the family size will be decreasing from previous so right away there would be improved conditions in the field with less water usage.

This is a deal that could have fallen apart. A reasonable buyer and additional advice is saving the deal. All is well that ends well. Now let's march to closing!