Fred Hafdelin (Weichert Realtors)

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Rainmaker
783,151
Jeff Pearl
RE/MAX Distinctive / LIC in VA - Lovettsville, VA
Full Service Full Time Realtor

We just have a box to check that says " septic < , = , or > than # of bedrooms.

I've seen 4 bedroom houses w 2 bedroom septic systems. They can appraise by square footage, etc, not # of bedrooms. As long as it's disclosed, buyer just has to decide if property will work for their lifestyle. If it's 2 older people that have grandkids visit on weekends, a 2 BDR septic won't be a problem. If buyer would need 4 bedrooms, they could do perc tests to see if system can be enlarged. Or possibly use an alternative system like puraflo, or an lpd.

Mar 24, 2016 04:01 AM
Rainmaker
634,116
Kathleen Luiten
Resort and Second-Home Specialist - Princeville, HI
Kauai Luxury Ocean Home Sales

No, just disclose the facts about the 2 bedroom limit on the septic approval. In my county if the new owners choose to add on or do anything requiringcounty approval they may need to bring the septic system up to actual standard.

Mar 24, 2016 07:31 PM
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Debbie Reynolds
Platinum Properties - Clarksville, TN
Your Dedicated Clarksville TN Real Estate Agent

This is going to get an agent in trouble and possible ethics charges. I have heard of an agent that had to pay to have the septic system enlarged because of this type of inaccurate disclosure.

Mar 24, 2016 01:06 PM
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Paul S. Henderson, REALTOR®, CRS
Fathom Realty Washington LLC - Tacoma, WA
South Puget Sound Washington Agent/Broker!

 That won't fly if you try to finance through FHA or VA ....

Mar 24, 2016 12:11 PM
Rainmaker
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Michael Setunsky
Woodbridge, VA
Your Commercial Real Estate Link to Northern VA

Fred Hafdelin The bottom line is the septic system won't support the number of bedrooms. Meaning the number of people in the home. I don't know how the home passed the County inspection.

Mar 24, 2016 05:57 AM
Rainmaker
5,357,399
Barbara Todaro
RE/MAX Executive Realty - Franklin, MA
Marketing Agent for The Todaro Team

NO, NO, NO..... the septic system design dictates how many bedrooms....if more bedrooms are needed in our town, they can be added by having a new design and/or adding another trench....

Mar 24, 2016 04:21 AM
Rainmaker
675,822
Debra Leisek
Bay Realty,Inc Homer Alaska - Homer, AK

if the septic is disclosed as approved for 2 bedrooms, and the home has actual 3 bedrooms, you should be able to advertise it factually as 3 bedrooms but disclose the septic as approved for 2.. septics can be upgraded usually and if not then let the buyer have all the facts and make their own decision.

Mar 24, 2016 03:49 AM
Rainmaker
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Joe Petrowsky
Mortgage Consultant, Right Trac Financial Group, Inc. NMLS # 2709 - Manchester, CT
Your Mortgage Consultant for Life

Good morning Fred. There probably is not a closet in one of the bedrooms to stay within the regulations.

Mar 24, 2016 07:11 PM
Rainmaker
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Carol Williams
Although I'm retired, I love sharing my knowledge and learning from other real estate industry professionals. - Wenatchee, WA
Retired Agent / Broker / Property Manager

We had this issue in one our our local subdivisions.  Ground would only perk for a 2 bedroom, but the homes were built with a bonus room and marketed as a potential 3rd bedroom.  Not quite kosher but probably not illegal either since there are no occupancy limits, like in apartment buildings.  

I would think it could be an appraisal value issue.

Mar 24, 2016 05:44 AM
Rainmaker
540,685
Hella M. Rothwell, Broker/Realtor®
Carmel by the Sea, CA
Rothwell Realty Inc. CA#01968433 Carmel-by-the-Sea

 I'd be talking to the building department about that. Then disclose, disclose, disclose.

Mar 24, 2016 04:13 AM
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Susan Emo
Sotheby's International Realty Canada - Brokerage - Kingston, ON
Kingston and the 1000 Islands Area

Not something we have in our market either.  I would think the number of bathrooms would be more important than bedrooms.  Parked and learning!

Mar 24, 2016 03:50 AM
Rainmaker
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Candice A. Donofrio
Next Wave RE Investments LLC Bullhead City AZ Commercial RE Broker - Fort Mohave, AZ
928-201-4BHC (4242) call/text

NOPE! Nooo no no. You are right Fred Hafdelin  . . . 3 bedrooms with a 2 bedroom septic is a potential problem unless the buyer plans to add a septic or replace the existing one (and if the former, is there room to do it).
I have an acre with a home, and room to build another - but the septic is a 3 bedroom size tank and the lot is sloped and elevated. There may be room to build the second home and plant the second septic, but will it be doable? People don't think sometimes when they post MLS info . . .

Mar 24, 2016 03:17 AM
Rainmaker
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Wayne Martin
Wayne M Martin - Chicago, IL
Real Estate Broker - Retired

Septic tank limits should be disclosed if known!

Mar 24, 2016 10:24 PM
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TeamCHI - Complete Home Inspections, Inc.
Complete Home Inspections, Inc. - Brentwood, TN
Home Inspectons - Nashville, TN area - 615.661.029

 I don't see how they can do this. Septic systems are designed to handle certain loads. When they get overloaded they are prone to failure.

Mar 24, 2016 07:11 PM
Rainmaker
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Raymond E. Camp
Howard Hanna Real Estate Services - Ontario, NY
Licensed Real Estate Salesperson Greater Rochester

If the septic system passes the inspection it will just require more pomping than what it was set upfor.

Mar 24, 2016 09:11 AM
Rainmaker
580,943
Tony Lewis
Summit Real Estate Group - Valencia, CA
Summit Real Estate Santa Clarita & OC Laguna Nigel

The list price is set by the seller.  Sometimes the list price just doesn't make sense.  Our job is to find our clients in the right location at the right price that fits their needs.  I might pass on showing this home unless the client found it and wants to see it.  At that point I'd share the information you brought up.

Mar 24, 2016 06:41 AM
Rainmaker
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Sandy Padula and Norm Padula, JD, GRI
HomeSmart Realty West & Lend Smart Mortgage, Llc. - Carlsbad, CA
Presence, Persistence & Perseverance

Sounds like the zoning department is asleep at the wheel!

Mar 24, 2016 06:39 AM
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Bob Crane
Woodland Management Service / Woodland Real Estate, Keller Williams Fox Cities - Stevens Point, WI
Forestland Experts! 715-204-9671

If it is a 3 bedroom then it is a 3 bedroom, it may be wise to disclose the septic issue though.

Mar 24, 2016 06:16 AM
Rainmaker
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Will Hamm
Hamm Homes - Aurora, CO
"Where There's a Will, There's a Way!"

Wow, I do not do many deals in the city with septics

 

Mar 24, 2016 05:38 AM
Rainmaker
2,550,732
Richie Alan Naggar
people first...then business Ran Right Realty - Riverside, CA
agent & author

It all has to come out (?) at some point and then be agreed to. Not as easy as it sounds either.

Mar 24, 2016 03:48 AM
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Jeff Dowler, CRS
eXp Realty of California - Carlsbad, CA
The Southern California Relocation Dude

That's a potential problem for sure. Would insist on an inspection and certification as a buyer with any septic

Mar 24, 2016 03:43 AM
Rainmaker
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William Feela
WHISPERING PINES REALTY - North Branch, MN
Realtor, Whispering Pines Realty 651-674-5999 No.

We always have an inspection done.   Some cities require it.  If the system is to small an upgrade is mandatory

Mar 24, 2016 03:20 AM
Rainmaker
3,412,563
Richard Weeks
Dallas, TX
REALTOR®, Broker

We don't have that situation in our market.  Will be interesting to hear what others have to say.

Mar 24, 2016 03:16 AM