Water Tests & Septic System Inspections

Essential guide for rural property buyers

When you purchase a rural property with a well, your offer will typically include a water test condition. This condition protects you by ensuring the water is safe to drink before you finalize the purchase.

What tests are required?

1. Bacteriological Analysis
Tests for harmful bacteria like E. coli and total coliforms. This is the most critical test for water safety.

2. Physicochemical Analysis (recommended)
Evaluates minerals, metals, pH levels, and other chemical properties that affect water quality and taste.

How does the process work?

• Timeline: Bacteriological results in 24-48 hours; physicochemical in 5-7 business days
• Who orders it: Usually the buyer arranges and pays for testing
• What happens next: If water is potable, condition is satisfied. If contamination is found, you can negotiate repairs, treatment systems, or walk away from the purchase

What if the water test fails?

Don't panic! Many water quality issues can be resolved:

• UV disinfection system
• Chlorination treatment
• Well rehabilitation
• In rare cases, drilling a new well

Your real estate broker will help you negotiate who pays for the solution or adjust the purchase price accordingly.

If the property has a septic system, your offer should include a septic inspection condition. This ensures the system is functional and compliant with regulations before you buy.

What does a septic inspection include?

A certified inspector will evaluate:

• Septic tank condition and capacity
• Distribution box functionality
• Drain field or treatment system performance
• Compliance with municipal and provincial regulations
• Signs of failure or needed repairs

How does the process work?

• Timeline: Inspection takes 1 day, report within 2-5 days
• Who orders it: Buyer arranges and pays for the inspection
• What happens next: If system is compliant and functional, condition is satisfied. If issues are found, you negotiate repairs or price adjustments

What if problems are found?

Septic system issues can range from minor repairs to complete system replacement. The severity and cost vary widely depending on the type of problem discovered.

Important: Non-compliant systems may prevent mortgage approval. Your broker will help negotiate who pays for repairs or adjust the purchase price.

Required documents (OACIQ)

The seller should provide:

• Installation permit and professional plan (systems installed after June 15, 1981)
• Maintenance contracts (for advanced systems)
• Letter from municipality confirming no notice of non-compliance
• Recent septic pumping invoice

If documents are missing, the broker must disclose this and recommend professional inspection.

Understanding the type of septic system on a property is crucial for evaluating maintenance requirements, lifespan, and potential issues. Here's a comprehensive guide to help you understand what you're buying.

Classification by Treatment Level

In Quebec, septic systems are classified into 3 treatment levels:

• Primary - Septic tank only (no soil treatment)
• Secondary (most common) - Tank + drain field OR biofilter / advanced system
• Tertiary - Ultra-advanced treatment (UV disinfection, phosphorus removal)

The technology you need depends on: soil type (clay, sand, rock), available space, proximity to a lake, and budget.

1. Conventional System (Tank + Drain Field)

Type: Secondary
Description: Standard system with a septic tank followed by a drain field where the soil acts as a natural filter.

How it works: Solids separate in tank → Liquids flow to drain field → Soil filters and treats wastewater

Installation conditions: Permeable soil (sand, gravel), sufficient land area, adequate groundwater level

Variants: Gravity or pressurized (with pump), classic field or raised field

Advantages: Low initial cost, minimal maintenance
Disadvantages: Requires significant space, less effective in difficult soil

Lifespan: 15-25 years (drain field) | Maintenance: Tank pumping every 2 years

2. Sand Filter System

Type: Secondary
Description: Uses a sand bed as filtering medium when natural soil is inadequate.

Installation conditions: Clay or impermeable soil, moderately large land area

Advantages: Solution for poor soil, good treatment level
Disadvantages: More expensive than conventional, more complex installation

Lifespan: 15-20 years | Maintenance: Periodic inspection

3. Biofilter Systems (Ecoflo, Coco, Peat)

Type: Advanced secondary
Description: Uses organic media (coco, peat) to treat wastewater via microorganisms.

Examples: Ecoflo, Bionest (some hybrid versions), coco-based systems

Installation conditions: Limited land area, difficult soil, proximity to body of water

Advantages: Compact, ecological, good performance
Disadvantages: Media replacement required every 7-10 years

Lifespan: Media 7-10 years | Structure 20+ years | Maintenance: Annual inspection + media replacement

4. Advanced Secondary Systems (Bionest, Aerated)

Type: Advanced secondary
Description: Mechanical system with oxygenation (air injection) to accelerate biological treatment.

Examples: Bionest, Enviro-Septic, compact advanced systems

Advantages: Reduced drain field size, very high performance
Disadvantages: Depends on electricity, mandatory annual maintenance contract

Lifespan: 20+ years (with maintenance) | Maintenance: Mandatory annual contract

5. Tertiary Systems (UV / Dephosphatation)

Type: Tertiary
Description: Advanced treatment with UV disinfection and/or phosphorus removal for lakefront or environmentally sensitive areas.

Advantages: Very high quality discharged water, complies with strict standards
Disadvantages: Higher cost, technical maintenance required

Maintenance: UV lamp replacement + mandatory monitoring

6. Sealed Tank (Sealed Well)

Type: Primary (no treatment)
Description: Sealed tank with wastewater accumulation requiring frequent pumping.

Advantages: Ultimate solution when nothing else works
Disadvantages: Very expensive long-term due to frequent pumping requirements

Real estate note: High ongoing costs, typically indicates challenging land conditions

7. Semi-Collective Systems

Type: Variable (often secondary or tertiary)
Description: Shared system between multiple properties with centralized treatment.

Advantages: Reduced individual costs, centralized management
Disadvantages: More complex management, shared responsibility