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If you own a property not connected to the mains drainage network it is crucial that you’re aware of the changes to septic tank regulations. In an attempt to reduce water pollution, the Environment Agency has laid down new rules, which mean that your septic system must be replaced or upgraded by 1st January 2020.
Are you breaking the law?
If your Septic Tank discharges into surface water (a stream, river, ditch, surface water drain etc) it should have been replaced or upgraded by 1st January 2020. Under Environment Agency Septic Tank General Binding Rules it must be replaced by a sewage treatment plant. Enforcement action and heavy fines can be imposed if you do not carry out the works.
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A septic tank settles the solids in the wastewater and then discharges the liquid septic waste to the ground through a drainage field. This must be properly designed and constructed – not a tunnel, soak away crates or a soak away pit. These are inadmissible for grey water dispersal.
A drainage field is also known as an infiltration system; it is a series of slotted pipes laid in trenches and arranged so that the effluent can trickle through into the ground for further treatment.
Septic tanks must not discharge to surface water drains, rivers, canals, ditches, streams or any other type of waterway. Also if the septic tank discharges into a drainage field, this has to be a minimum distance of 10.00m away from a water course and 15.00m from a building.
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Under the new rules, if you have a specific septic tank that discharges to surface water (river, stream, ditch, etc.) you are required to upgrade or replace your septic tank treatment system to a full sewage treatment plant by 1st January 2020, or when you sell the property, if it’s prior to this date.
All septic tanks that discharge into water courses must be either:
• Replaced, using a sewage treatment plant fully compliant with BS EN 12566-3, or
• The discharge to the watercourse interrupted and redirected to a drainage field, designed and constructed according to the latest British Standard BS 6297 2007.
The majority of homeowners who have an old septic tank system do not know about these rules, as they have not been widely publicised. Many estate agents have had problems with sales recently as more Solicitors are becoming aware of this new requirement and the homeowners find they are not able to sell their property before the works have been carried out. It is the homeowner’s responsibility to do this and must be done before completion at their own cost.
Some properties have their septic tank discharging into a field and whilst on paper this is acceptable, there are rules governing how close it can be to a stream, river or ditch. Before bringing your property to the market we advise you to contact an experienced contractor to survey your septic tank and drainage system to check if it complies.
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