How do I sell a home with a failing septic system?

A failing septic system is a material defect that must be disclosed to buyers. Signs of failure include foul odors, slow drains, sewage backups, lush green patches over the drain field, and standing water near the system. When you sell, the buyer will likely include a septic inspection contingency in their offer. If the inspection reveals a failing system, the buyer will typically request that it be replaced. You have options. You can replace the septic system before listing, which removes the issue and can make the home more attractive to buyers. You can list the home at a reduced price reflecting the cost of a new system, selling as-is. You can offer the buyer a credit toward the cost of a new system at closing. Some New Jersey counties require a septic certification or inspection as part of the property transfer process. Check with your local health department for specific requirements. Replacing a septic system can take one to two weeks, so plan accordingly.