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Home Buyer Septic Checklist for Mobile, AL

Standard home inspections in Alabama do not typically cover septic systems. If the home you're buying in Mobile County is on a septic system, you need to request a separate, dedicated septic inspection before closing. Here's exactly what to look for and ask.

Before You Make an Offer

• Ask the seller for all available septic service records (pump-outs, inspections, repairs)
• Ask when the system was last pumped — anything over 5 years warrants immediate inspection
• Ask how many bedrooms the system was permitted for — must match or exceed current bedroom count
• Ask if any repairs were done and whether permits were pulled from Mobile County Health Department
• Look for any visible wet spots, unusual odors, or extra-green patches in the yard

Request a Dedicated Septic Inspection

This is separate from the standard home inspection and must be performed by an AOWB-licensed contractor. A full inspection should include:

• Tank pumping and interior inspection (baffles, walls, lid)
• Inlet and outlet pipe condition
• Distribution box assessment
• Drain field surface evaluation — odors, wet spots, grass color
• Pump and float switch test (if system is pump-assisted)
• Effluent filter condition

Cost: $300 – $600 in Mobile County. Non-negotiable — always worth it.

Tank Size Requirements (Alabama/Mobile County)

• 1–2 bedrooms: Minimum 750-gallon tank
• 3 bedrooms: Minimum 1,000-gallon tank
• 4 bedrooms: Minimum 1,200-gallon tank
• 5 bedrooms: Minimum 1,500-gallon tank

If the home has been added onto since the system was installed, verify that tank size was upgraded accordingly.

Drain Field Red Flags

• Wet, spongy ground over drain field area — active failure
• Strong sewage odor outdoors near the field
• Unusually lush, fast-growing green grass over the field (nutrient loading from system failure)
• Trees or shrubs planted near or over the drain field — roots damage pipes
• Driveway, shed, or structure built over the drain field — compacts soil and prevents inspection
• Drain field located in a low spot that collects water

Questions to Ask the Seller

1. When was the system last pumped, and do you have the receipt?
2. Has the system ever backed up into the house?
3. Have there been any repairs? Were permits pulled?
4. Where exactly are the tank and drain field located on the property?
5. How old is the system, and what type is it (conventional, engineered)?

Negotiate Based on Inspection Results

• Pumping overdue only: Request a pump-out credit or have seller complete it before closing
• Minor repairs needed: Negotiate a repair credit ($500–$2,000)
• Drain field issues: Request substantial price reduction or walk away — repair costs $5,000–$15,000
• Active system failure: Walk away unless price reflects full replacement cost