Buying a home in Texas? This might mean that you're buying one that has a septic system. As part of the home inspection process, I always recommend that the buyers order a septic inspection from a licensed septic servicing company early in the option period of the contract.

A septic system inspection isn't inexpensive, but it can prevent future headaches. The price may be anywhere from $400 to $750 depending on the type and the size of the system. The more expensive inspection is for aerobic septic systems.

There are several types of inspections that a septic company can do. A walk-over is a very simple inspection and really doesn't tell you much. For about $250, an inspector will open many faucets in the house to flood the septic system. When the inspector is certain that the system has water flowing from through the septic tank to the drain field, he walks over the drain field to see if there is any visual evidence of sewage at the surface.

I recommend ordering a more detailed inspection, which usually takes about two hours. The inspector uncovers the tank lid or lids and then pump the tanks. After this has been done, the inspector checks the tank visually to make sure the structural integrity of the tank is good. If the septic system is an aerobic one, the inspector will run water through the entire system to test all valves, mechanical parts and the sprinkler heads.

If something is discovered about the septic system that isn't in good condition, the buyers can get an estimate of what it will cost to make repairs. This can then be used to negotiate the contract or you can walk away from the sale.

If the septic system is close enough to a body of water, an authority determined by the state may require an inspection so that the new owner can obtain a license to operate the system. A Buyer's Agent should be able to assist buyers with this in addition to the regular inspection.

Repair or replacement of a septic system can be very costly. This is exactly why I recommend that buyers order a full inspection. I would rather see them spend $500+ during the option period even if the pull the plug on the contract than $15,000+ later for repairs.