You're here to find out who pays for a perc test. The short answer is that typically, the buyer pays for a perc test. Read on to learn more about this critical step in buying or selling vacant or developed land that needs a new septic (but has yet to perform a perc test).
What is a Perc Test, and Why is it Important?
A perc test, short for percolation test, is an essential soil test to determine land suitability for installing a septic system. It specifically measures how quickly water drains through the soil in a test hole, indicating the soil's ability to absorb and filter liquid waste from a septic system.
Perc tests are crucial because septic systems allow wastewater to flow from the septic tank into underground leach lines, gradually seeping into the surrounding soil. If the soil cannot adequately take in this liquid waste, the system will fail, causing expensive damage and posing health hazards from untreated sewage. If you're thinking "I want to sell my land," understanding perc test results is essential as they significantly impact your property's value and marketability. That's why most counties require passing a perc test before permitting septic system installation. In other words, no perc, no house!
How Much Does a Perc Test Cost?
The cost of a perc test depends on several factors but generally ranges from $750 to $1,850 nationwide, with most homeowners paying around $1,300. The main factors that impact the cost include:
- Number of test holes: More holes mean higher costs, with fees starting at $200 per hole. The local health department determines the required number based on property size and soil type. Larger, or more valuable land parcels, often need more extensive testing.
- Depth of holes: Deeper holes cost more to dig, ranging from $100 per shallow hole to $500 or more per deep pit. Deep holes may be needed to examine soil layers or water table depth.
- Digging method: Hand-dug holes are cheaper than those requiring heavy machinery like a backhoe. Backhoe rental and labor can add $200+ per hole.
- Testing fees: Licensed engineers and soil scientists charge $150-$500 for analysis, drainage testing, and reporting services. Their involvement increases costs.
- Property size: Larger lots need more test holes, increasing overall perc testing expenses. Costs range from $600 for 1 acre to $2,000+ for 5 acres.
So, while a basic one-hole perc test costs around $200, costs often exceed $1,000 when factoring in equipment, labor, and professional testing on properties that require extensive soil evaluation.
Who Pays for the Perc Test: Buyer or Seller?
In a real estate transaction, the buyer typically pays for the perc test to evaluate if the soil can support a septic system before purchasing the property. However, the seller is responsible for locating the existing septic tank, providing access by uncovering buried lids and paying fees to pump out the tank before testing.
The seller must also call to mark underground utility lines and complete any site preparation needed for proper inspection access. As the party ordering the test, the buyer chooses the contractor and handles scheduling. However, the seller facilitates the process to ensure a valid test. It's worth noting that the responsibility for perc test costs can become a point of negotiation during the real estate transaction.
Here are some ways that buyers and sellers can approach these negotiations:
- Buyers may propose that sellers cover or contribute to the cost of the perc test as part of the purchase agreement, offering a higher sale price or other concessions in return.
- Sellers, especially those eager to sell or who believe in the quality of their land, might agree to pay for the perc test to make their property more appealing or to expedite the sale.
- In some cases, both parties might agree to split the perc test cost to share the risk and investment in determining the land's suitability for a septic system.
These negotiations can be particularly strategic for buyers considering multiple properties or sellers who have had their land on the market for an extended period. By understanding that perc test costs can be negotiated, both parties can enter into transactions with a more straightforward strategy for who pays for what and under what conditions.
How Long Is a Perc Test Good For?
Perc test results are valid for two to five years, depending on your county's regulations. After that time, the test must be redone before installing a septic system to ensure the soil conditions have not changed.
However, a failed perc test means the land cannot support a septic system. Unlike passing results, failed tests do not expire since unsuitable drainage issues persist unless significant environmental changes occur.
Remember that changes to local environmental conditions or regulations can influence the validity period of the perc test. For example, significant alterations to the landscape or water table levels could necessitate a reevaluation sooner than the standard expiration period.
Consequences of a Failed Perc Test
A failed perc test means liquid waste will not adequately filter through the surrounding soil, causing a septic system failure. Most counties prohibit building houses on land that fails drainage testing. Before buying land, avoid common mistakes like not evaluating septic feasibility.
In rare cases, the local health department may allow an alternative septic system for sites with marginal perc test results. However, these complex engineered systems cost 50-100% more than conventional septic installations. If no septic options exist, the property cannot be developed. The buyer would need to walk away or renegotiate with the seller.
Navigating Perc Test Requirements
As a buyer looking to build or renovate a home, or evaluate a vacant land parcel, carefully review perc test regulations in your county early on. The major steps include:
- Check testing rules: Understand your county's requirements for the number/depth of holes, passing rates, and qualifying contractors.
- Hire an approved professional: Choose a certified soil scientist or engineer to ensure valid results.
- Evaluate access issues: Consider costs to clear land or transport equipment for hard-to-reach sites.
- Discuss failed test options: Ask about alternative systems if concerned about marginal drainage.
- Confirm testing contingencies: Specify in your purchase offer that buying the property depends on passing perc results within permitted rates.
Expert Advice: Tips for Buyers and Sellers on Handling Perc Test Costs
For buyers:
- Include a perc test contingency in your purchase offer to avoid being stuck with an unbuildable lot if the soils fail.
- Consider asking the seller to split perc test costs if recent results are unavailable. Offer to share the findings.
- You may also want to review financial considerations if planning to subdivide and sell a portion of the land.
- Weigh the total expense of repeat testing versus alternative septic installations if the land marginally passes.
For sellers:
- Disclose any failed perc tests upfront to avoid contract disputes. Provide records of previous soil analysis.
- Have your septic system professionally inspected and pumped just before listing your home or vacant parcel to reassure buyers.
- Mark tanks and lines to simplify access. Be present during testing to expedite the process.
- Be aware that certain tax implications apply when selling land. Disclose any issues upfront to avoid problems.
The bottom line is that both buyers and sellers should educate themselves on local PC testing rules and costs to smooth real estate transactions. Open communication about expectations for failed or borderline results can also prevent headaches.
Should I Buy Land That Doesn't Perk?
Buying land that doesn't perk significantly limits its residential development potential since traditional septic systems can't be installed. Consider alternative solutions like aerobic treatment systems, mound systems, or municipal sewer connections, but be prepared for substantially higher costs than conventional septic systems and potential permitting challenges.
Can You Sell Land That Doesn't Perk?
Yes, you can sell land that doesn't perk, but you must disclose this limitation to potential buyers as it significantly reduces the property's value and development potential. Non-perking land typically sells for 30-50% less than comparable perking land, but it may still be valuable for recreational uses, conservation, agriculture, or to adjacent property owners.
