HB 2671 · DPOR-Licensed · 48-Hour Reports
Real Estate Septic Inspections in Louisa & Hanover County
Since July 2025, Virginia standardized how septic systems are inspected in home sales. We're licensed to do them, we include the required pump-out, and we return your written report in 48 hours — the state allows 10 business days.
What Virginia's septic inspection law actually says
There's a lot of confusion online about HB 2671 — including national websites claiming every home sale now requires a septic inspection. That's not what the law says. Here's the accurate version, straight from Va. Code § 59.1-310.9:
- An inspection is not mandatory on every sale. The law applies when a lender, real estate licensee, prospective buyer, or other impacted party requests an inspection as a condition of a sale, refinance, or title transfer. In practice, most financed purchases of septic-served homes now include one.
- Only licensed professionals may inspect. The inspector must hold a Virginia DPOR license as an Onsite Sewage System Operator, Installer, or Soil Evaluator. We do — license #19XXXXXXXX, verifiable on DPOR License Lookup.
- A complete inspection includes pumping the tank and covers every readily accessible component: septic and pump tanks, distribution devices, treatment units, control panels, and the dispersal field. You may decline pumping in writing, but the inspection is then not "complete" under the law.
- Written report within 10 business days of the start of the inspection, stating whether the system is operating as intended and whether a licensed operator is required.
- No pass/fail grades. The law prohibits graded determinations and hydraulic load tests. Findings get negotiated between the parties — usually via the Virginia REALTORS® Form 600M septic addendum.
- Updated July 1, 2026: the General Assembly capped required excavation at 30 inches and clarified the report clock runs from the start of the inspection.
Pricing — published, like everything we do
| Service | Typical range |
|---|---|
| Real estate septic inspection (system pumped recently) | $300 – $500 |
| Complete inspection including tank pump-out | $650 – $900 |
| Alternative system (AOSS) inspection | Quoted by system type |
Final price depends on tank size, access, and system type. You get the exact number before we schedule — never on the invoice.
Schedule around your closing date
Tell us the closing date and we work backwards — inspection, pump-out, and report all land with margin to spare. Real estate agents: see our Realtor Resources page for Form 600M guidance and priority scheduling.
Inspection FAQ
Do I need a septic inspection to sell my house in Virginia?
No — the law does not require one on every sale. It standardizes the inspection when a buyer, lender, or agent requests one. Most financed deals on septic now include the request.
Who pays for the inspection — buyer or seller?
That's negotiable, and it's exactly what the Virginia REALTORS Form 600M addendum documents: who orders, who pays, and how findings are handled.
Can the system "fail" the inspection?
No. Pass/fail determinations are prohibited by law. The report describes the system's condition and whether it's operating as intended; the parties decide what happens next.
What if the inspection finds a problem?
Repairs get negotiated like any other finding. Keep in mind: the VDH repair permit application is fee-exempt, and grant programs exist for qualifying households — see our repair page.