Septic system versus Holding tank

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Mar 11th, 2022 10:58 am

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Mar 10th, 2022 10:56 am

bartium [OP]: Sr. Member; Nov 28, 2011; 883 posts; 385 upvotes; Markham

Mar 10th, 2022 10:56 am

Septic system versus Holding tank

Anyone familiar with septic systems?

Looking at a lakefront home in Frontenac area that has a 3000 gallon Holding Tank (Class 5) rather than a more traditional septic system with a septic field / leaching bed (Class 4).

I understand that with holding tanks, all waste goes into the tank so it must be pumped more frequently.

Any other gotchas or disadvantages that I should be aware of?

What could be the reason why the property would not have a full septic system installed? It's not a big property - 0.4 acres. Has a drilled well. House was built in 50s and current owner is not the original owner

Last edited by bartium on Mar 10th, 2022 1:26 pm, edited 1 time in total.

7 replies

Mar 10th, 2022 11:08 am

thriftshopper: Deal Fanatic; Jul 7, 2017; 8938 posts; 4508 upvotes; SW corner of the cou…

Mar 10th, 2022 11:08 am

bartium wrote: ↑
What could be the reason why the property would not have a full septic system installed? It's not a big property - 0.4 acres. Has a drilled well. House was built in 50s and current owner is not the original owner

Always boils down to costs, I'd imagine. Nothing about this is ever cheap (at least if done properly), unless perhaps you DIY.

I smile when I see container ships sailing past my house laden with stuff made in China

+1

Mar 10th, 2022 1:03 pm

torontotim: Deal Addict; Nov 17, 2012; 4865 posts; 4405 upvotes; Toronto

Mar 10th, 2022 1:03 pm

Nothing wrong with holding tanks, and the choice between holding tanks vs. a septic field setup is not usually yours - the local conservation authority dictates what you have to do based on lot size, proximity to bodies of water, makeup of the ground etc.

Our family cottage started in the late 1960's with a DIY septic field setup (tank, fluids go out the top layer to the field of perforated pipes in a bed of gravel etc). Then 30 years later it had to be updated and they forced us to put holding tanks in. That was 20-30 years ago and the same tanks are there doing their job. Downside of tanks is you have to check the levels and have them pumped.

I bought a cottage in Central Frontenac 9 years ago. Built in 1991, it has a septic system. Small plastic septic tank that feeds off into a septic field. I have the tank pumped out / inspected every few years when I remember, but its the same system as was installed 30 years ago and is in perfect shape. Just sized a little small, for 2 bedrooms. I put an addition on the cottage and the conservation authority came around to give their approval. If I added a bedroom, I'd have to replace the entire septic system.

So let's just say my 2 bedroom cottage is actually a 2 bedroom + 'den' that happens to be big enough for a set of bunk beds. Funny thing is the previous owners had queen bunks in both bedrooms and 2 full size sofas - they piled people in. So while the number of bedrooms/bathrooms/kitchen fixtures is used to determine the size of septic system you have to install, it's clearly not the ultimate dictator of whether your system will handle the load so to speak.

My family cottage's two holding tanks are plastic - large rectangular things probably 30 inches or so deep I would guess. I don't recall the specifics but they're probably 500 gallons each (2) and get pumped out a number of times each season, but there are two cottages/bathrooms feeding into them and often 10 people up there.

When we bought, our offer was conditional on a building and a septic inspection. I paid the $300 to have the tank pumped and inspected and was happy with the condition. The market is different now with people buying properties sight-unseen of course.

I'd call the local conservation authority with the property address and see what they are willing to tell you about the system and what options you have if you wanted to replace it. If you have tanks, chances are you have to continue with holding tanks.

+1

Mar 10th, 2022 1:27 pm

bartium [OP]: Sr. Member; Nov 28, 2011; 883 posts; 385 upvotes; Markham

Mar 10th, 2022 1:27 pm

torontotim wrote: ↑ Nothing wrong with holding tanks, and the choice between holding tanks vs. a septic field setup is not usually yours - the local conservation authority dictates what you have to do based on lot size, proximity to bodies of water, makeup of the ground etc.

Our family cottage started in the late 1960's with a DIY septic field setup (tank, fluids go out the top layer to the field of perforated pipes in a bed of gravel etc). Then 30 years later it had to be updated and they forced us to put holding tanks in. That was 20-30 years ago and the same tanks are there doing their job. Downside of tanks is you have to check the levels and have them pumped.

I bought a cottage in Central Frontenac 9 years ago. Built in 1991, it has a septic system. Small plastic septic tank that feeds off into a septic field. I have the tank pumped out / inspected every few years when I remember, but its the same system as was installed 30 years ago and is in perfect shape. Just sized a little small, for 2 bedrooms. I put an addition on the cottage and the conservation authority came around to give their approval. If I added a bedroom, I'd have to replace the entire septic system.

So let's just say my 2 bedroom cottage is actually a 2 bedroom + 'den' that happens to be big enough for a set of bunk beds. Funny thing is the previous owners had queen bunks in both bedrooms and 2 full size sofas - they piled people in. So while the number of bedrooms/bathrooms/kitchen fixtures is used to determine the size of septic system you have to install, it's clearly not the ultimate dictator of whether your system will handle the load so to speak.

My family cottage's two holding tanks are plastic - large rectangular things probably 30 inches or so deep I would guess. I don't recall the specifics but they're probably 500 gallons each (2) and get pumped out a number of times each season, but there are two cottages/bathrooms feeding into them and often 10 people up there.

When we bought, our offer was conditional on a building and a septic inspection. I paid the $300 to have the tank pumped and inspected and was happy with the condition. The market is different now with people buying properties sight-unseen of course.

I'd call the local conservation authority with the property address and see what they are willing to tell you about the system and what options you have if you wanted to replace it. If you have tanks, chances are you have to continue with holding tanks.

Thanks for your response.
Yes I thought it could be something related to the area/lot/bylaws. Most of the houses are on the lake on that street and their lot size is not big so likely all of them are on holding tanks - but I have not talked to any neighbours to verify.

I guess my concern is the frequency and cost associated with the pumping and whether it is a major hassle. The owner says they pump it only twice a year or so, but they are only there in the summer as they use it as a cottage. There is an alarm that signals when the tank is at 70% capacity (for both the dump and holding tank). Pumping costs $250

Mar 10th, 2022 3:14 pm

torontotim: Deal Addict; Nov 17, 2012; 4865 posts; 4405 upvotes; Toronto

Mar 10th, 2022 3:14 pm

I wouldn't let that stop me from buying a property - figure monthly worst case. You said it's on a well, so no utility bill from the municipality for water/sewer.

Buying a property with well/septic is always a bit of a gamble as you need to factor in maintaining/replacing the systems over time.

I'd be more interested in how the property is heated. That's where things get expensive if you're not on natural gas.

Mar 10th, 2022 6:57 pm

BetCrooks: Sr. Member; Oct 14, 2012; 870 posts; 609 upvotes; Woodstock

Mar 10th, 2022 6:57 pm

I would check for more info. Is there a high water table for your lot? how likely is it that your property is going to get/has been flooded during spring melts? Is there a buried 'stream' or other drainage going through your property? A holding tank in itself isn't as worrying as whether a septic is not permitted due to other water drainage problems on the property.

Also, did the seller offer a well report on capacity, likelihood of going dry etc? What's the quality of the water? Does it have lots of iron etc ? Can the well cope with laundry etc or were the previous owners doing that at their permanant residence? And is the water supply secure for use during the frozen months, if they have only been using it as a summer seasonal residence/cottage?

You're wise to check details before buying.

+2

Mar 11th, 2022 1:04 am

weales: Sr. Member; Feb 22, 2006; 634 posts; 254 upvotes

Mar 11th, 2022 1:04 am

bartium wrote: ↑ Looking at a lakefront home in Frontenac area that has a 3000 gallon Holding Tank (Class 5)

I'm guessing a high water table area and if so, you'll be using a bucket with sawdust more often than not. The biggest problem in high water table areas normally comes from the leech field end. Once your septic tank gets to a certain height, you start experiencing some back up issues and in worst cases, your toilet over flowing which can involve getting a bucket and opening the spy hole to drain the slug built up, the fun stuff.

I would just keep the tank and get it pumped out, it's not much. I'm on septic and mine gets pumped every 2 years due to high water table / it being smaller than average size ones.

+1

Mar 11th, 2022 10:58 am

Jerico: Deal Guru; Jan 25, 2007; 12238 posts; 7419 upvotes; Paris

Mar 11th, 2022 10:58 am

We are lucky… just shy of 2 acres at our cottage and our septic system continuously passes inspections as the regulations get tighter and tighter. Originally was a DIY which was a 55 gallon barrel (we were told) and a simple bed that basically drained into the lake. That was replaced before we bought in 1987.

Dad added on in 2003ish and it was approved for 2 bathrooms, cottage was already 4 bedrooms in around 700 square feet, now its around 3500 finished square above grade, still only 4 bedrooms but we did add a 2 piece bath upstairs. In my mind with 4-6 people going up there you can have 27 bathrooms and your water usage is the same. 6 people can only shower and poop so much.

After the renovation there was an algae bloom and all septic beds had to be repassed around 2007. It passed again then.

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