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.

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.

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.

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

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....

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.

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

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.

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

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

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 . . .

Septic tank limits should be disclosed if known!

 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.

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

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.

Sounds like the zoning department is asleep at the wheel!

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

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

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

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

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

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