the good, the bad, the ugly lessons learned policy ... · lessons learned policy successes and...
TRANSCRIPT
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Property Transfer Inspections
The Good, The Bad, The Ugly
Lessons Learned
Policy Successes and Failures
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Acknowledgements
Contributors to this Presentation:
Kitt Farrell-Poe, U of AZ, Arizona
Kit Rosefield, COWA, California
Tom Groves, NEIWPCC, Massachusetts
Nick Haig, MPCA, Minnesota
Ray Erb; PSMA, Pennsylvania
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Property Transfer
INSPECTIONS
Do they make a difference?
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Yes they do!
• Who?
• What?
• Where?
• When?
• Why?
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Who?
• Inspector
–Is the Inspector certified?
• NAWT
• NSF International
• Regional
• State & Local
• Knowledgeable in local policies
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NAWT Standards
• National Standards
• Provides standard methods for real estate
point of sale inspections
• Provides an operation assessment of the
system
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Expectations
• Buyer:
• Life-time Warranty
• Owner:
• Good Report
–It’s “OK”
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Types of Inspections
• Drive-by
• Surfacing Effluent
• System Operation
• Up-to-Code
• System Life
• Management
– You are the RME
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Fly-by
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“Proper” Way to Inspect a Septic
System!
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NAWT Inspections
• System Operation
• Identify problems – Comments
• Consistent – Do all the
Steps
• Liability – Honest
– Complete
– Knowledgeable
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Unacceptable System
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Unacceptable System
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Unacceptable System
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Unacceptable System
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What?
• What should be done in an inspection?
– Research Documentation
– Waste Flow Evaluation
– Operational or Hydraulic Load Test
– Septic Tank Inspection
• Advanced treatment performance evaluation
– Site Assessment
– Report & Plot Plan
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INSPECTIONS: THE
EARLY YEARS
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Without a formal point-of-sale
inspection program
established, some lending
institutions will set the
requirements.
Many typically request a dye
test.
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NOF/PSMA 19
A dye test establishes a link between one point to another
point.
It will verify a surface discharge.
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20
But it will not identify the condition of a
tank
Collapsed
tank
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It will not identify decayed
baffles in a treatment tank.
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A dye test will not identify a soil treatment area that has not
yet surfaced but has a very good chance of doing so in the
future.
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Documentation
• Regulatory records
• As-built drawings
• Client questionnaire
• Client records
• File and forms
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Waste Flow Evaluation
• Inspect for fixture leaks
• Document water conservation measures
• Verify fixtures flow to the septic tank
• Identify any greywater diversions or discharges
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Septic Tank Inspection
• Note liquid level
– Invert of Outlet
• Pump and Clean
• Inspect for ground or
surface water infiltration
• Inspect internal
components
• Inspect structural integrity
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Advanced Treatment
• Types
– Aerobic Treatment Units
– Media Filters
– Disinfection Devices
– Denitrification Systems
• Field performance tests
– Dissolved Oxygen
– pH
– Turbidity
– Nitrogen
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Site Assessment
• Are there any encroachments upon the
system?
• Is there evidence of inappropriate activities
on or around the system?
• Is the surrounding vegetation appropriate?
• Is there a reserve/replacement area?
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Report & Plot Plan
• Detailed reports are not only valuable
for the client, but are important
• Reports should be factual, not
judgmental
• Accurate plot plans better communicate
your findings and may be helpful for
future system management
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Where?
• A no brainer, right?
– Right address?
– No records?
– No client knowledge?
– NO TANK RISERS?
• Is locating necessary?
• Extra costs.
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When?
• Now, the escrow closes tomorrow!
• Yeah, right!
• Planning needed:
– Access records
– Scheduling
– Coordinate pumping/cleaning
– Generate report
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Why? Does it really make a difference?
• Up to 8 million systems in the U.S. are
failing at any given time, discharging over
1 billion gallons/day of inadequately
treated sewage to the receiving
environment. USEPA
• Over 50% of all systems are greater than
30 years old, many not meeting CWA
water quality objectives. USEPA
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Why? Does it really make a difference?
• When property changes hands, money is exchanged.
• When is there a better
time to repair or upgrade
a system?
This is the time to MAKE a difference!
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Do They Matter?
• Human Health & Safety
• Environmental Protection
• Water Resource Protection
• Consumer Protection
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Case Studies
• Arizona
• California
• Massachusetts
• Minnesota
• Pennsylvania
• Others
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ARIZONA
Kitt Farrell-Poe
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Arizona has entered its seventh
year of point of sale inspections
Qualified Inspector inspects facility within 6 months before property transfer
Inspector completes Report of Inspection and gives to Seller
Prior to property transfer, Seller gives Report of Inspection to Buyer with any other facility
documentation in Seller’s possession
Buyer submits Notice of Transfer form with fee to indicated address within 15 days
after date of property transfer
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• Local regulators are insufficiently involved
with the transfer process
• No provision for enforcement
• Mediocre inspections
• Incomplete and inaccurate reports
• Seller refuses to have their onsite
treatment system inspected
• Institutions ignoring the point-of-sale
inspection
Unexpected Issues Revealed
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• General system design, operation, and
wastewater source information
• Tank pumping information and history of
system inspection and repairs
• Dispersal & soil treatment system
components
• Other components/appurtenances
• Sketches/Plans/Maps
• Inspector’s findings and certification
Required Documentation &
Disclosures
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Quick Fixes to AZ Program
• Inspector training,
qualifications, and
accountability
• Transfer inspection
framework and
Administrative
practices
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2-yr Results from 1 AZ
Inspector
0
20
40
60
80
100
120
Transfer Inspection Failed System (49) Tank Failure (31) Tank Replaced (12) Tank not Replaced(19)
Other Repairs (39) Cesspool (6)
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California
Jim Anderson
for Kit Rosefield
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California
• Year 2000 – Assembly Bill 885
– Statewide OWTS Policy
• 2002 Stakeholder meeting
– California Association of Realtors
• 40,000 Members strong
– NO Property Transfer Requirements
• Property Transfer dropped from Policy
discussion
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California
• Local Agency response
– 65+ County Health Departments & Special
Districts
• No County Health Departments
• Special Districts*
– City of Malibu
– Town of Paradise
*Regional Water Boards oversee Special Districts
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California
• City of Malibu
• Inspector Requirements
– NAWT Certification
– NSF Accreditation
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California
• Town of Paradise
– Deed Restriction
• Seller must obtain clearance
– Based on inspection within past 12 months
– Inspector Requirements
• Certified Evaluator
– Town of Paradise self certifying
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California
• Current Dilemma
– Lenders requiring “Certified Inspection”
• Must be conducted by Licensed Contractors
– # C42 Licensed Underground
– # C36 Licensed Plumbing
– # A Licensed General Engineering
– # B Licensed Building
– # of the above NAWT or NSF Certified
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Massachusetts Title 5 Inspection
• At time of property sale/transfer
• Non-intrusive to avoid damage to the
system and surrounding soil
• Assess condition and function of system
• Determine if maintenance, repair,
replacement of all or component is needed
• NOT designed to demonstrate that system
will serve the use of new owner
• Determine location and condition of all
components
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Massachusetts
Inspections required:
• At time of transfer of property
• Increase to flows (expansion)
• Change of use
• Ownership combined
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Massachusetts
There are other instances where inspection
is required:
• Foreclosures, inheritance, tax-taking,
bankruptcy
• Other specific types of systems and
situations
• Seller must notify buyer in writing and
send copy of final report
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Massachusetts
Inspections not required in a number of
specific instances, such as:
• Refinancing
• Agreement to upgrade or connect to sewer
within next 2 years
• Community has state-approved town-wide
management program
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Minnesota
Disclosure Requirements:
• Describe the system “to the extent
practicable,”
• Disclose any known compliance status,
• To the best of the seller’s knowledge,
identify if a straight pipe system exists.
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Minnesota
The Seller is also required to disclose
knowledge of an abandoned SSTS on the
premises. If the seller has in their
possession a copy of any previous
inspection report, it must be attached to
the disclosure statement.
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Minnesota
Many drywells, cesspools, straight pipes,
and systems failing to protect groundwater
have been transferred legally under the
disclosure requirement. It is difficult to
prove what a seller knew.
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Minnesota
If the seller does not disclose the existence
or known compliance status of an SSTS,
the seller is liable for the costs and
attorney fees of getting a system into
compliance for two years after the date of
purchase.
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Minnesota
About 2/3 of Minnesota Counties have
recognized the inadequacy of the
disclosure requirement to compel
compliance and have instituted a point of
sale inspection requirement in their local
ordinances.
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Minnesota
Escrowing required by counties to bridge
times when inspections cannot be
completed.
Realtors claim that escrowing is akin to
assuming guilt and note that the presence
of an escrow limits the financing options
available to buyers.
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Pennsylvania
Ray Erb
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Pennsylvania
PSMA has an Established Program:
Benefits of the Program:
• The PSMA program has been in place for
25 years and has a proven track record.
• The courts in PA have recognized the
program as the industry standard.
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Pennsylvania
Benefits (cont.)
• Realtors recommend a PSMA inspection
to their clients.
• Inspector training for this program is
available throughout each year.
• Inspections are consistent and
comprehensive.
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Pennsylvania
Benefits (cont.)
• Inspections can identify defects so repairs
can be made before irreversible damage is
done.
• Results are provided in letter form in easy
to understand terms.
• PSMA program sets the standards that
support the conclusions.
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Pennsylvania
Problems:
Inspectors who inspect septic systems for
point of sale or real estate transaction
inspections are not regulated by the
government. Technically, anyone with
some tools can inspect a septic system.
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Pennsylvania
Problems (cont):
Some inspectors will successfully
complete the inspection course and
become a certified inspector and then
never renew their certification again after
they have built a client base.
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Pennsylvania
Problems (cont):
Standards need to be constantly updated
which requires a continuing commitment
and resources to keep the program
current.
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Conclusions
Jim Anderson
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Summary of Pros
1. A truer value of the property results from
better information.
2. If a system is noncompliant, then the
money is on the table. There is never a
good time to buy a new septic system, so
wrapping it into the purchase negotiations
makes sense.
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Summary of Pros (cont)
3.If inspection protocols are uniform (a
buyer’s inspector always finds the same
results as a seller’s inspector), the buyer is
protected from inheriting an expensive
problem.
4.There is a reticence to manage system
compliance in a more systematic manner,
so this is better than nothing.
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Summary of Cons
1. Point-of-sale compliance management
can confuse consumer and environmental
protection
2. This system can result in some systems
being inspected too often and others not
being inspected often enough without
some local inspection triggers.
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Certification
There are a number of issues around
education and certification including:
• The level of inspection required
• The standards for the inspection
• Education requirements
• Provisions for re-certification and
continuing education
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Questions?