Septic Systems & Septic Inspections in Georgia: A Buyer's Guide

The basics

How a septic system works

A septic system is your home's own, on-site sewage treatment. Instead of piping wastewater to a city treatment plant, everything from your drains goes to an underground tank in the yard and then out to a drain field (also called a leach field), where the soil finishes cleaning the water.

Georgia has roughly 1.5 million septic systems, and the Georgia Department of Public Health notes that many are more than 30 years old. Around here they're everywhere outside city limits — so knowing how yours works is part of owning a home.

The typical Georgia system

Most systems we see are a two-compartment tank:

Wastewater enters the first chamber. Solids settle to the bottom; grease and lighter solids float to the top.
Over time, bacteria break the solids down, and the liquid moves into the second chamber, often through an effluent filter.
The filtered water flows out to the drain field and soaks into the soil.

If a conventional drain field won't work on a lot, you may find a chamber, drip, aerobic, mound or other system instead.

Before you buy

Septic inspections

We recommend having the septic system inspected during your due diligence period. Your general home inspector doesn't inspect the septic system — it's done by a septic company.

How it works

The septic company pumps the tank first so they can see inside it. Then they check the tank for cracks and damage, look at the baffles and filter, and check that the drain field is taking water and isn't saturated.

What it costs

If the tank hasn't been pumped in the last 3 years, it usually needs pumping as part of the inspection — see our client pricing below. Book it early in due diligence — pumping and inspecting takes scheduling, and finding the tank can take time if it's buried deep.

Why it's worth it

Tree roots and heavy vehicles can cause thousands of dollars of damage to a tank or drain field, and you can't see it from the yard. Replacing a failed drain field can be one of the most expensive repairs a homeowner faces.

Georgia Move client special

Curry Septic pricing for our clients

Septic inspection (tank pumped within the last 3 years)$375
Pump a 1,000-gallon tank$495
Pump a 1,500-gallon tank$595

The $375 inspection price is for systems that have been pumped within the last 3 years. If it hasn't been, the tank has to be pumped too — and when you pump with Curry Septic, the inspection is included free, so you pay only the pumping price.

Call and ask for Derek. Tell him your Georgia Move Realty agent sent you to get the discount.

Call Derek · 678-977-2323 Other septic companies

Pricing as quoted by Curry Septic for Georgia Move Realty clients and subject to change; confirm with Curry Septic when you book.

Your county's environmental health office

Know your system

What to find out

LocationKnow where the tank and drain field are. Never drive or park on them, build over them, plant trees or shrubs on them, or point downspouts at them.

SizeTank size usually matches the number of bedrooms it was permitted for — typically 750, 1,000 or 1,500 gallons. More bedrooms than the permit means the system may be undersized.

AgeSeptic systems commonly last 20 to 40 years or more, depending on the soil, the design and how well they're cared for.

The recordsYour county environmental health office usually has the permit and a drawing of the system on file. Find your county's office ↓

Septic records

Get a copy of the septic permit & drawing

The county environmental health office keeps the septic permit and, usually, a drawing (sometimes called the septic plat) showing where the tank and drain field are, the tank size and how many bedrooms the system was approved for. Call or email with the property address — some offices may ask you to come in person. Older homes may not have records on file.

County	Phone	Environmental health office	Contact & links
Athens-Clarke County	(706) 583-2658	183 Paradise Blvd., Suite 104, Athens, GA 30607	ACC water & sewer map ↗
Banks County	(706) 677-5009	667 Thompson Street, Homer, GA 30547
Barrow County	770-307-3502	63 Lee St, Winder, GA 30680
Elbert County	(706) 283-3453	618 Jones Street, Elberton, GA 30635	Vicki HufstetlerVicki.Hufstetler@dph.ga.gov
Franklin County	(706) 384-5575 ext. 4	6955 Hwy 145 South, Carnesville, GA 30521	Kayla AndersonKayla.Anderson@dph.ga.gov
Greene County	(706) 453-4471	1031 Apalachee Ave, Greensboro, GA 30642
Gwinnett County	(770) 963-5132	455 Grayson Hwy, Suite 600, Lawrenceville, GA 30046
Hall County	(770) 531-3973	2875 Browns Bridge Road, 3rd Floor, Gainesville, GA 30504
Hart County	(706) 376-5117 ext. 7341	64 Reynolds Street, Hartwell, GA 30643
Jackson County	(706) 367-3643	341 Stan Evans Dr, Jefferson, GA 30549
Madison County	(706) 424-2049	97 Sunset Dr, Danielsville, GA 30633	Scott Sappscott.sapp@dph.ga.gov
Morgan County	(706) 752-1266	2005 South Main Street, Suite 200, Madison, GA 30650
Oconee County	(706) 769-7060	7635 Macon Hwy (First Floor), Watkinsville, GA 30677
Oglethorpe County	(706) 743-8181	305 Union Point Road, Lexington, GA 30648
Stephens County	(706) 282-4507	64 Boulevard, Suite 102, Toccoa, GA 30577
Walton County	(770) 267-1430	1110 East Spring Street, Suite 200, Monroe, GA 30655

Office details are from each county's health department; click a county for its page. In Athens-Clarke, the ACC water & sewer map shows whether sewer lines run past a property — if not, it's likely on septic. Offices and contacts change — call ahead.

On a showing or after move-in

Signs of trouble

Wet spots, standing water or unusually green grass over the drain field
Sewage odors in the house, over the tank or over the drain field
Slow drains, gurgling, or toilets backing up
Sewage coming up in a shower or sink drain

A building, pool, patio or driveway installed over the drain field
Tire tracks over the tank or drain field
An addition with bedrooms or baths the system wasn't designed for
No record of pumping or inspection in years

After you move in

Taking care of your system

Pump every 3 to 5 years

The Georgia Department of Public Health and the EPA recommend having the tank pumped and inspected every three to five years, depending on the size of your household and tank. Regular pumping is the single best thing you can do for a long-lasting system. Repairs must be done by a septic contractor certified by the state.

Find a septic company →

What overloads a septic system

Flushing anything but human waste and toilet paper — no wipes (even "flushable"), paper towels or sanitary products
Cooking oil and grease down the drain
Heavy garbage disposal use
Harsh, non-septic-safe cleaners and chemicals
Leaky faucets and running toilets
Lots of hair down the drains
Adding bedrooms or baths the system wasn't designed for

Under contract

Septic during your purchase

Confirm septic vs. sewer. The listing, the seller's disclosure and the county can tell you.
Request the county records — the permit, the tank size and a drawing of the system.
Book a septic inspection early in due diligence; the tank has to be pumped first.
Compare bedrooms to the permit. If the home has more bedrooms than the system was built for, talk to us.
If there are problems, we'll get estimates and negotiate repairs or a credit before your due diligence ends.

Home inspections guide Under-contract checklist

Resources

Learn more

Georgia DPH: Onsite sewage (septic) ↗State rules, manuals and certified contractors.
Northeast Health District: Septic systems ↗Permits and records for Athens-Clarke and nearby counties.
EPA: How septic systems work ↗Diagrams of the tank and drain field.
EPA: Types of septic systems ↗Conventional, chamber, drip, aerobic, mound and more.
EPA: Septic care & maintenance ↗Do's and don'ts for homeowners.
Your county resources →Each county page lists its environmental health office under "Septic & Wells."

Good to know: this page is general information. A certified septic contractor and your county environmental health office can tell you about your specific system.