How to maintain a septic tank
Q I have a question about maintaining my septic tank. I havent done anything with it in five years in terms of maintenance. Should I be draining it or clearing it out on a regular basis? Will this improve its efficiency and lifespan?
AThe performance and effectiveness of a septic tank system is very much influenced by regular and ongoing maintenance and management. A properly constructed septic tank will have two chambers, the first of which is designed to separate suspended solids from the domestic wastewater with the liquid effluent then moving into the second chamber of the septic tank.
The suspended solids that are retained in the first chamber of the septic tank is commonly referred to as sludge and over time this chamber will become full. If this sludge is not removed regularly there are a number of issues that can arise.
First, the wastewater from the house can back up in the drainage system and cause blockages in the pipe-work. Second, the sludge from the first chamber of the tank can enter the second chamber and this can lead to the contamination of your percolation area or polishing filter with suspended solids. Should this occur the whole wastewater treatment process in your septic tank is compromised.
The first thing you need to do is have your septic tank de-sludged by an approved waste collection permit holder and ask for a receipt confirming the date that this was done. This will need to be done on a periodic basis depending on the occupancy rate of the house and it is recommended that you monitor the sludge level using a sludge monitor.
You may also need to consider flushing out the pipe-work from your septic tank to the percolation area or polishing filter to remove any suspended solids. This action will ensure that the system can operate efficiently and effectively into the future.
Terry O’Leary is a chartered surveyor and member of the Building Surveying Professional Group of the Society of Chartered Surveyors Ireland
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and an EPA approved on-site wastewater assessor.
Q Were thinking of selling an investment property, but I have good tenants in it and don’t want to upset them. At the same time we need to get access to the property for viewings. What’s the best thing to do?
A In the first instance, in order to reach a decision as to whether you want to sell the property, I would suggest that you have the property professionally valued by a local chartered surveyor/agent who is familiar with property values in your area. Typically, agents do not charge for this advice if you are genuinely thinking of selling. Once you have this information, you can reach an informed decision as to whether you want to sell at the likely achievable price or not. In order to get an accurate opinion of value, access to the property will have to be arranged and I would suggest that you openly discuss this with your tenants. Access with prior notice is normally allowed for under the terms of standard letting agreements and your tenants should have no issue with this.
Thereafter, once you decide what you want to do, I would suggest that you meet with your tenants and inform them that the property is going to be put on the open market and that you want to inconvenience them as little as possible. However, to sell the property your agent will have to gain access at mutually convenient times and with sufficient prior notice. Therefore they should be provided with the contact details of your tenants, to advise them of all future viewings.
Unless you have very good tenants who maintain the property to a high standard, it can be more difficult to sell with tenants in situ. Tenants will have no vested interest in this process and indeed the prospect of having to move should the property be sold, can often be a real nuisance. In a difficult market, the presentation of the property will be critical in achieving a sale and maximising the value. It is very difficult now to determine how long it may take to sell the property. Therefore you have to balance keeping the tenants happy while giving your agent the best prospects of finding a buyer.
Gerard O’Toole is a chartered surveyor and vice-chair of the Western Regional Branch of the Society of Chartered Surveyors Ireland.
Q We have planning permission for a two-storey side-extension and arising from this I would be grateful for some guidance on two issues.
Given the current economic climate and current spatial needs, we are considering doing the ground level first (utility area/toilet/playroom and study) and the first floor extension (two bedrooms and en suite) in four years’ time, could you advise as best you can:
1) if we need to apply for new planning to do the build in two stages – we already have it for the double storey extension?
2) the potential hazards of adding the first floor extension at a later date – best estimate of additional costs, ie extra plastering, removal of roof, potential problems, and is there a particular type of roof we should ask for that will make its removal in a few years time easier and is it an reasonable job for a builder to do (add an extra storey)?
A
It would be my opinion that you could undertake your extension in a two- stage programme without the need for two separate planning applications as long as you completed the work as per the original application within five years of the grant of the application.
Should you approach the five years from the initial grant and the work is not complete, you could apply for an extension of duration. This could give you an additional five years to complete your development. If you do not wish to complete the first floor you could then apply for planning retention for what has been completed.
The second part of your query is more difficult to answer accurately due to not being fully aware of the design and the structure.
There would be additional costs associated in constructing the project in two stages in comparison to one complete build.
You would have to construct the floor to the first floor section to act as a roof and weather this well enough to prevent water ingress into your newly finished ground floor.
Another potential downside to this method of construction is that over a three- or four-year period you will have builders in twice and have the substantial costs associated with set-up and access requirements.
I would advise employing the services of a local quantity surveyor as they would be able to provide the vital cost information you need in order to make an informed decision on the correct course of action to take.
Kevin Hollingsworth is a chartered building surveyor and chairman of the Building Surveying Professional Group of the Society of Chartered Surveyors Ireland
