Not every house in the Inland Empire is hooked up to city sewer and water. In many rural and unincorporated parts of San Bernardino and Riverside counties, including high-desert and mountain communities, homes rely on a septic system, a private well, or both. When those systems work, nobody thinks about them. When they don't, they can bring a sale to a stop.
Here's what we've learned looking at these properties over the years.
Common septic and well problems
- Septic: backups and slow drains, a soggy or smelly leach field, an old or cracked tank, roots in the lines, or a system that was installed or changed without permits.
- Wells: a pump that's failing, low water pressure or flow, a well that runs low in dry months, or water quality that needs treatment.
Why these problems complicate a sale
Most buyers using a loan will want inspections, and some lenders and loan programs have their own requirements for septic systems and private wells. If an inspection turns up a problem, the buyer may ask for repairs or a big credit, or walk away.
Repairs can also be hard to price ahead of time. Replacing a leach field or a septic system usually needs county environmental health approval and a permit, and what's needed can depend on the soil, the lot and the system's history. That uncertainty is what makes many buyers nervous.
Your options
Inspect and repair before you list
If you have the time and budget, fixing the system first can open the house up to more buyers. Get a licensed inspector or contractor to tell you what's needed, and ask the county about permit requirements.
List it and negotiate
You can list the house and disclose the problem, then negotiate a price or a credit with the buyer. Expect some buyers to pass, and be ready for the inspection to reopen the price.
Sell it as-is for cash
A direct cash buyer can make an offer with the septic or well problem in place. You skip the repair project and the inspection back-and-forth, and the problem is reflected in the offer instead.
Paperwork that helps
Whichever way you go, it helps to pull together what you have:
- Septic pumping or repair receipts, and the tank location if you know it
- Any permits or system records from the county
- Well records, pump service receipts and any water test results
- Notes on when problems started and what's been tried
And as with any sale in California, disclose what you know. If you're unsure how to describe a problem on the forms, ask a real estate attorney.
How we handle septic and well properties
We look at houses with septic and private well problems in unincorporated areas, along with the other issues older rural homes tend to have. You don't need an inspection to get our offer. We'll see the property, then send a written, no-obligation cash offer, usually about 24 hours after we get your property details.
We can close in about 7 days, or on your timeline, through a licensed, neutral escrow and title company. On qualifying homes, a cash advance of up to $30,000 before closing may be available.* We buy it ourselves with our own cash, so there's no middleman.
See the areas we cover in San Bernardino County and Riverside County, or all areas we buy. Start on our offer form or call (909) 833-4848.
*Cash advance of up to $30,000 is available case by case, on qualifying homes and situations only, and is subject to our review of the property and title. Any advance is subtracted from your proceeds at closing. It’s money paid to you, never a fee: we never ask sellers to pay us anything up front.
This article is general information, not legal, tax or financial advice. Every situation is different, so talk to a real estate attorney, CPA or other qualified professional about yours.