Starting July 1, 2025, House Bill 2671 will go into effect in Virginia, changing the way septic inspections are handled during real estate transactions. At Farmer’s Septic Service, we’re here to make sure you understand these changes and are fully prepared whether you’re buying, selling, or representing clients.
Do Septic Inspections Become Mandatory?
No, but if an inspection is requested by a buyer, seller, lender, or agent, it must meet specific requirements outlined in the law.
Key Provisions of HB2671: What’s Required
- Licensed Inspectors Only
All inspections must be performed by professionals licensed by the Virginia DPOR as:- Onsite sewage system operators
- Installers
- Soil evaluators
- Written Contracts
A formal agreement must outline:- Scope of work
- Terms of inspection
- Responsibilities of both parties
- Standardized Inspection Scope
Inspections must include all readily accessible and openable components, including:- Septic and pump tanks
- Distribution devices (D-box)
- Treatment units and control panels
- Drainfields
- Any items listed in the operation permit
- Surrounding areas for signs of water intrusion, poor grading, or vegetation issues
- Mandatory Pumping
A complete inspection must include pumping the septic tank to fully evaluate its condition. - Timely Reporting
Inspectors must deliver a written report within 10 business days.
The report does not include a pass/fail grade, only a professional evaluation of the system’s current condition.
What “Complete Inspection” Really Means
Per the law, a complete inspection must involve:
- Digging and opening all septic tanks
- Pumping tanks for visual evaluation
- Checking all accessible system components
- Assessing for system-damaging conditions like water entry or overgrowth
- Exposing the D-box and verifying levels
- Optional: Camera inspections of drain lines (recommended, especially for older systems)
Note: If any component is deeper than 3 feet, our team will use a mini-excavator. We always try hand-digging first to protect your yard.
Real Estate Implications and Updated Forms
- Real estate contracts should now reflect these updated standards.
- Virginia REALTORS® Form 600M has been revised to allow parties to specify scope and responsibilities.
- Local health departments may have additional rules, such as requiring proof of pumping within the past five years.
We can act as your fiduciary liaison with the health department to keep your transaction compliant and moving forward.
Inspection Roadmap with Farmer’s Septic Service
We understand the need to meet tight real estate timelines. Here’s how to streamline the process with us:
- Contact Us to schedule your inspection. Provide:
- Owner name & who should receive the proposal
- Full address and county
- Realtor + owner emails and phone numbers
- MLS # or Tax Map # for the property
- Your inspection timeline
- Any permits or designs you have record of
- We send a detailed proposal based on:
- System type
- County health department records
- Requested scope of inspection
- We request underground utility markings (3–5 days on average).
- We deliver your inspection report often the same day, but within 1–2 days max.
Types of Septic Systems We Inspect
Understanding system types helps determine the inspection scope and cost:
- Conventional Drainfield: Gravity fed system using gravel/pipe drainfields.
- Pump Tank Systems: Used to move effluent uphill or to alternative fields.
- Alternative Systems: Used in areas with poor soil or high groundwater. May include pretreatment and shallow drainfields.
- Drip or Low Pressure Systems: Require pumps, pretreatment, and often UV disinfection.
Why Choose Farmer’s Septic Service?
We don’t just inspect, we educate, protect, and partner with you. With years of experience, fast turnaround times, and full regulatory compliance, we’re the team real estate professionals trust.
Have questions or need to schedule an inspection?
Contact us today, we’re happy to help you navigate this new law with confidence.septic
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