Check out these FAQs to gain a better understanding of the regulatory framework for sewerage as well as informative details about septic systems.

If you have additional questions or require any further information please do not hesitate to contact us.

Scroll down to find answers to the following questions:

  1. What is an onsite sewerage system (septic system)?
  2. Which Regulations Apply? (With info about authorized persons, owner's responsibilities, role of Health Authorities and Building Depts., etc.)
  3. I need a new septic system. What do I do?
  4. My system isn’t working well. What do I do?
  5. I am considering purchasing a property with an onsite sewage system. What do I do?
  6. The Municipality/ Regional District requires my septic system be inspected. What do I do?
  7. How do I look after my septic system?
  8. Emergency … sewage is backing up. What do I do?

1. What is an onsite sewerage system (septic system)?

Onsite sewerage and onsite wastewater systems are new terms for what used to be called a “septic system.” Provincial regulations define it as “a system for treating domestic sewage that uses one or more treatment methods and a discharge area, but does not include a holding tank or privy. ” The term “wastewater” is often used interchangeably with “sewage.”

Most B.C. homes outside major urban areas do not have access to a public sanitary sewer system – a city sewer hook-up, in other words. That means it is up to the home owner to treat and disperse wastewater on her or his property in accordance with Provincial Regulations.

These systems are designed to match the expected usage of the building, the number of occupants, the size and type of the planned or existing building, along with the limitations of the property and soil type. The goal is to treat and disperse wastewater in a manner that does not cause, or contribute to a health hazard, and minimizes risk to the environment. When used in accordance with the design parameters and properly maintained, an onsite sewerage system will provide effective treatment and will minimize risks to human health and the environment.

A system typically includes a septic tank for a physical separation of solids from liquids, and may include a treatment plant or process to promote additional biological treatment. Although septic tanks provide some treatment, the microbiology found in those conditions is not as efficient at breaking down the contents of wastewater as conditions within a treatment plant.

From the septic tank or treatment plant/process, the effluent is directed to a soil dispersal area. These drain fields (drain field), which could be one of many styles including standard trenches placed below original ground, a raised sand mound or even dispersal by drip irrigation. The physical and biological characteristics of the soil continue the treatment process and break down or use the nutrients and otherwise harmful components of the wastewater. When functioning as designed and maintained properly, a system will return water into the environment that is safe.

Many older styles of systems used a simple gravity-based means to transport fluids from the home to the final soil treatment area. Today many systems require a pump set into a separate chamber with a control panel and alarms for monitoring its operation. These more advanced methods can improve the lifespan of the system, often substantially, but with these components comes an added cost over the older, simpler styles. Simple gravity dispersal systems are allowed on some sites with substantial depth of favourable soil, but many sites are not suitable for these simpler systems. More advanced systems that provide uniform dispersal to the entire dispersal field are often a requirement rather than an option.

2. Which Regulations Apply?

The Provincial Regulations for Onsite Sewerage

The BC Sewerage System Regulation applies to onsite sewerage systems for typical residences and businesses. Large systems receiving more than 22,700 L per day are covered by the Municipal Wastewater Regulation.

The Sewerage System Regulation was introduced in 2005, replacing the historic Sewage Disposal Regulation. Compared to the previous Sewage Disposal Regulation, the Sewerage System Regulation represents a significant change in approach. Responsibility for the proper design and installation of onsite systems has been transferred from Health Authorities to Authorized Persons. Now, design, installation, repair and maintenance of onsite wastewater systems must be performed by an Authorized Person. An Authorized Person is required to certify that systems are constructed in compliance with the Sewerage System Regulation. Health Authorities no longer issue permits for sewerage system construction.

The enactment of the Sewerage System Regulation in 2005 also brought new responsibilities for the owner of a sewerage system. It is the responsibility of the homeowner to ensure sewage is discharged to a sewerage system that is constructed and maintained in accordance with the regulation … and must ensure that sewage from the structure does not cause a health hazard. This means, in part, that owners are required to follow the maintenance plan, and use Authorized Persons (ROWPs) to perform design, installation, repair and maintenance. Owners are responsible to ensure the system is operated within the capabilities and limitations of that system.

Authorized Persons

The Sewerage System Regulation defines an Authorized Person as either a Registered Onsite Wastewater Practitioner (ROWP) certified by the Applied Science Technologists of BC or a Professional certified by the Engineers and Geoscientists of BC. No others may plan, install or maintain systems in British Columbia. Doing so is illegal and considered an offense under the Regulation. An exception is allowed under the Sewerage System Regulation for owners to construct their own systems, but only under the supervision of an Authorized Person and only with sewerage Filing and Certification documents prepared and submitted to Health Authorities by an Authorized Person.

Registered Onsite Wastewater Practitioner

Depending on training and qualifications, a Registered Onsite Wastewater Practitioner (ROWP) plans, installs, maintains and/or inspects onsite systems. They are registered with the Applied Science Technologists & Technicians of British Columbia (ASTTBC). To be registered, individuals must demonstrate specific competencies, achieve experience under the oversight of an Authorized Person, submit work example documents for review, provide references, successfully complete examinations, and undergo a Practice Assessment Review within six months of certification.

ROWPs must adhere to a strict Code of Ethics and also follow the Ministry of Health Services’ Sewage System Standard Practice Manual which sets out best practices.

ASTTBC has four classifications of ROWP certification:

  • ROWP Planner – performs site and soil assessment, designs the system, certifies the system construction based on oversight of construction, and creates the extensive documentation required by the Regulation.
  • ROWP Installer – installs or repairs the system as designed and specified by a ROWP Planner.
  • ROWP Maintenance Provider – monitors and maintains the system according to the maintenance plan.
  • ROWP Private Inspector – inspects and provides conclusions about the performance, condition and capacity of existing systems.

Professional

A Professional (Professional Engineer or Professional Geologist) may design, install, and maintain all types of onsite systems. Only Professionals can certify construction of systems with Daily Design Flow greater than 9,100 L or systems using type 3 treatment.

ROWPs often engage Professionals when soil conditions are unfavourable or other significant constraints exist. One example occurs when systems can not be located at least 30 m from wells, in which case, written advice from a Professional must be submitted to the Health Authority. A ROWP may refer the entire project to a Professional or engage a Professional to provide the required oversight of the ROWP’s work.

Professionals generally limit their services to site/soil assessment and design of the septic system. Professionals typically refer installation, maintenance and inspection to ROWPs.

Owner Responsibilities

The majority of BC homes outside of major urban areas use onsite systems (commonly called septic systems) to treat and disperse their wastewater. These systems can be efficient, cost effective and can protect health and the environment. However, they must be properly designed, installed and maintained.

Section 10 of the Sewerage System Regulation requires that the owner of a sewerage system:

  • Must ensure that a sewerage system on the owner’s land is maintained in accordance with the operation and maintenance plan provided by the system planner.
  • Must keep records of all maintenance service performed on the system.
  • Must ensure that he or she follows all other requirements under the SSR and local government by-laws.

If you are…

  • … the owner of a home with an onsite system … you are responsible for its maintenance and safe operation. An improperly used or maintained system can pose a hazard to public health and the environment. This is the homeowner’s responsibility to prevent or correct. Engage a ROWP Maintenance Provider to look after your system.
  • If you are having problems with your system … have the problem diagnosed and repaired by an Authorized Person, an ASTTBC Registered Onsite Wastewater Practitioner (ROWP). Many typical problems can be corrected with some maintenance work, but if ignored, can result in the need for a replacement system.
  • If you are renovating or adding on to your home … you may need to have the system upgraded to accommodate the changes. This can be determined by a Registered Onsite Wastewater Practitioner Private Inspector.
  • If you are building a new home … you will need to have a new system planned and installed. Contact Registered Onsite Wastewater Practitioner Planners and Installers to assist.
  • If you are buying or selling a house … have the system inspected by a Registered Onsite Wastewater Practitioner Private Inspector.

Role of the Health Authorities

The 2005 Sewerage System Regulation introduced a professional reliance approach whereby Authorized Persons assume responsibility for design, installation, maintenance and inspection of septic systems. There are no permits issued by any government agency. Rather, the Authorized Person is required to ensure that sewerage system is designed and constructed in accordance with standard practice, with regard to the Ministry of Health's Sewerage System Standard Practice Manual. The Authorized Person provides legal declarations confirming compliance. However, the Health Authorities still play a role. They accept and retain the Authorized Person's records related to sewage systems including the sewerage Filing and the Letter of Certification. The Health Authorities are also responsible to enforce the public health protection aspects of the Regulation. If potential health hazards are evident, they can issue fines and/or health orders. However, they do not approve or inspect new installations or repairs.

Role of Building Departments

In most areas of the province, local municipalities or regional districts require building permits for residential construction. Generally, the Building Department requires a sewerage Filing by an Authorized Person as a condition of building permit approval, and a Letter of Certification as a condition of issuing an occupancy permit after home construction is complete.

Sewerage Filing

Before construction of a sewerage system, an Authorized Person must submit design documents to the Health Authority. A Filing includes the following:

  • Owner information, details of the proposed home or other structure.
  • Site and soil assessment information including the type, depth and permeability of the soil.
  • A Record of Design.
  • Plans and specifications of the sewerage system.
  • Written assurance (declaration) that the plans and specifications are consistent with standard practice.

To prepare a Filing, the Authorized Person must attend the site, excavate test pits and conduct permeability testing. The Authorized Person identifies the proposed location of tanks and the drain field with regard to standards for minimum horizontal setbacks to foundations, property lines, utilities, wells, water courses, and other performance boundaries. The soil dispersal system size is determined based on the ability of the soil to receive wastewater. Drain fields in highly permeable sands are smaller; drain fields in silts and clays with slower permeability are larger.

Sewerage Certification

After construction of a sewerage system, an Authorized Person must submit a Letter of Certification to the Health Authority, including the following:

  • Confirmation that the owner has been provided copies of the Filing (with plans and specifications) and the Letter of Certification with a record drawing and maintenance plan.
  • Written assurance (declaration) that the system was constructed in accordance with the plans and specifications
  • Written assurance that the system will not cause a health hazard if operated and maintained as set out in the maintenance plan.
  • An as-built drawing showing the system configuration with precise locations of all maintenance service access points.
  • A maintenance plan - prescribing the allowable sewage volume, maintenance frequency and maintenance procedures.

To prepare a Letter of Certification, the Authorized Person must attend the site at key stages of construction to provide construction review and oversight of the authorized installer (unless the designer is also acting as the installer). In either case the Authorized Person who submitted the design Filing must perform the final inspection and commissioning - including set up of pumps and control panels, flushing, performance testing etc.

3. I need a new septic system. What do I do?

If your property is located within an area served by a municipal sanitary sewer system, you must, in general, connect to the community system rather than an onsite sewage system. Contact your local municipality or regional district to clarify local requirements, and to determine the following:

  • Whether a sanitary sewer connection to a community sewerage system is located near your property.
  • The approximate costs charged by the municipality for connection to the community sewerage system.
  • In some cases, the tie-in costs can be deferred within your property tax account. Where this is possible, the fees for connection to a community system are paid over a number of years, rather than one up-front invoice.

If no municipal sewer connection is available, a new onsite sewage system must be constructed on your property, in accordance with current standards. Today’s Regulation and standards are significantly different than historic standards. A new system will usually have to be larger and have different features than systems constructed before 2005. Like most things in life, costs are up. Fees for an entirely new system can vary widely subject to specific site and soil conditions. For example, our recent surveys indicate a common range of $12,000 to $25,000 for relatively simple systems for smaller homes, with higher costs for systems on difficult sites. Larger homes and businesses require larger systems; properties on lakeshores or similar sensitive areas often require systems with advanced features; some sites have severe space limitations to construct replacement systems – all these factors contribute to greater cost.

We can provide a reliable estimate for construction of a new septic system, and for repair or replacement of existing systems, based on a preliminary site assessment.  Or, we can provide a firm quote for design and installation based on a more comprehensive site and soils assessment and completion of a detailed design. Typically, we attend the site for preliminary assessment and cost estimate, then establish an agreement for the full design and installation at a firm quote. The challenge is a 'catch 22' situation. We need to conduct a full site assessment with excavated test pits and soil permeability testing, soils analysis, site surveying, and complete the design work before offering a firm quote for sewerage system construction. However, clients understandably prefer a preliminary site assessment and estimate before engaging us for the entire project.

We provide preliminary site assessments and a brief report with cost estimates for full construction, typically for $300 - $500 depending on location and accessibility of the lot. We attend the site, perform hand excavation and augering of soils, and a provide an outline of the proposed system location and configuration. If we follow this with an agreement for design and install, we return to the site for a more comprehensive site and soil assessment. Then prepare the design documents and submit to the Health Authority.

4. My system isn’t working well. What do I do?

You may notice wet or spongy grass, wastewater at surface, odours, slow draining sinks and toilets or sewage backing up into the house. These are signs that your system needs maintenance, repair or replacement.  We can attend the site to determine the cause of the malfunction. Our goal is to identify repair and upgrade solutions as an alternative to full replacement whenever possible.

When systems are not functioning properly, there are often serious risks to human health and the environment. Exposure to sewage causes human disease. It also pollutes the environment and can enter drinking water systems. Early identification of problems and quick repairs are often crucial to limiting the overall cost of setting things right. And most important – to limit the potential health hazard.

Owner’s should note that they have legal obligations to ensure their sewerage system is operating properly. The Health Act and the Sewerage System Regulation place responsibility on the owner, with potential fines, health orders and so on. Civil law, environmental law, and regulations related to pollution and fisheries are also relevant. The owner has significant liability risk if a malfunctioning system is not corrected. If you suspect problems with any part of your sewerage system you should take immediate action.

Contact us to determine the cause of the problem. We will tell you if the system needs minor maintenance, a repair, or if the problem is more serious and the system must be replaced.

While the problem is being diagnosed and repaired, the septic tank (and other tanks of the system if applicable) may need to be pumped frequently to prevent wastewater from escaping the system. Qualified septic pumpers may be required to provide Vac trucks and ensure approved disposal. Repairs may take several days, even up to a week or more. We can make those arrangements to keep your plumbing working in the interim.

Regular maintenance and monitoring can often identify system problems long before they become serious. Costs to set things right typically escalate when  performance problems persist. We highly recommend regular maintenance of septic systems. We are trained and certified to carry out preventive maintenance to help the homeowner get the maximum life out of their system.

5. I am considering purchasing a property with an onsite sewage system. What do I do?

If you wish to buy an existing home with an onsite wastewater system you will want to know if the septic system is functioning properly. You will want to determine if significant repairs or replacement are required and associated costs. Many existing septic systems are malfunctioning due to lack of maintenance or other factors. Old systems typically use simple gravity dispersal drain fields, which have a limited life span, often lasting less than 30 years. You will want to confirm that a replacement sewerage system can be constructed at reasonable cost. These issues become important during negotiations of real estate transactions.

If you wish to purchase bare land without municipal sewer services, you will want to know if the lot can support onsite sewerage in compliance with current regulations, and estimated costs. You will want to determine where the septic system can be located and how much area is required. These issues are important, in part to ensure that other features, such as wells, driveways, buildings etc. are located in a manner that makes sense with regard to proposed sewerage and that will not cause increased costs for sewerage by precluding best locations of septic system components. Also, you will want to negotiate the property purchase price with full knowledge of anticipated costs for onsite sewerage.

Before committing to a property purchase, contact us to provide a septic system inspection. We are trained and certified to carry out compliance inspections and performance inspections of existing septic systems or to conduct preliminary site and soil assessments for new systems.

6. The Municipality/ Regional District requires my septic system be inspected. What do I do?

A Compliance Inspection report by an Authorized Person is typically required to support an application for a building permit. In some cases, the jurisdiction requires a specific Letter of Assurance. Compliance inspection reports or letters of assurance can be provided by a Registered Onsite Wastewater Practitioner with the Private Inspector endorsement. We have all ROWP endorsements including Planner, Installer, Maintenance Provider and Private Inspector.

To complete a compliance inspection we perform a thorough check of the features, performance, location and capacity of the current system. Minor hand excavating is required to locate the septic tank and other components including the drain field. Pipe camera inspection is usually required. We can also use infra red imaging to locate components and identify potential leaks. Septage pump out may, or may not be required. Our inspection report will provide conclusions about condition and performance, and will determine if the existing system has suitable capacity for the new use. If the system is malfunctioning or undersized, we will provide clear recommendations - which can range from simple improvements and minor upgrades, to full replacement of the system.

Note that septic system inspections are required for building permit applications … not to be confused with septic system maintenance. Many areas of the province are subject to local bylaws requiring periodic maintenance. For example, environmentally sensitive areas near lakes or water courses, or areas upslope of municipal water aquifers may be subject to local bylaws for sewerage systems. Many jurisdictions are considering additional requirements for maintenance of all sewerage systems regardless of proximity to lakes etc. The Capital Regional District has already initiated such a bylaw, requiring maintenance of septic systems. In these cases, the requirement is maintenance rather than inspection. Maintenance involves cleaning filters, flushing pipes, checking pumps and controls, confirming distribution through the entire drain field and other procedures. We are trained and certified to carry out maintenance to meet local sewerage system maintenance bylaws and to help the homeowner get the maximum life out of their system.

7. How do I look after my septic system?

Maintenance by an Authorized Person

If properly maintained, onsite systems will perform as intended and last for a long time. If not, they may malfunction, become expensive to repair and potentially create a risk to public health. As with a car, proper maintenance leads to lower cost of ownership.

According to the Sewerage System Regulation, a homeowner must engage an Authorized Person to maintain sewerage systems. We are trained and certified to carry out maintenance of septic systems.

Care and use of septic systems for owners

  1. Know the location of your system. Sketches and photographs can be invaluable. Legally constructed systems may have permits and supporting documentation available from Health Authorities, including drawings showing the location and configuration. Keep those on file. Keep maintenance records as well.
  2. Make sure all access points for the system are easily accessible. Do not place pools, decks, sheds or plant trees/gardens on system components as this restricts access for maintenance and monitoring.
  3. Never park or drive vehicles or equipment over any part of the system. System components are not built to withstand vehicle loads.
  4. Do not allow large animals or any animals that may compact the soil or disturb the soil of the dispersal field.
  5. Divert surface water (i.e. roof drains) away from all components of the system including the soil dispersal field, the tanks and all access provisions for maintenance of the system.
  6. Never connect water treatment equipment backwash into the onsite system. Sewerage systems are not designed to accept the quantity or quality of such wastewater.
  7. Monitor irrigation of the grass on the dispersal area. Excessive irrigation can cause excessive saturation of the soil. Don’t compact snow on top of the dispersal area.
  8. Use liquid, not powder detergent. Minimize the use of bleach and disinfectant cleaning materials.
  9. Quickly fix leaking toilets and fixtures to avoid overloading the system with excessive water.
  10. Never put leftover cooking grease or food down the drain. Fats, oils and grease cause clogging of the soil in the drain field.
  11. Do not use a garburator.
  12. Never use drain cleaning chemicals. They kill the beneficial bacteria in the system and can cause malfunctions.
  13. Do not dump waste from an R.V. into the system. Volume and chemicals can cause malfunctions.
  14. Never dump paint, solvents, or other chemicals down the drain.
  15. Only flush human waste and toilet paper. Do not flush cigarette butts, coffee grounds, cat litter, paper towel, hair, condoms, etc.
  16. In general, it is not advisable to use septic additives. At best they have limited effect, at worst they can damage the system or decrease the life span of the system by increasing soil clogging effects. Sufficient bacteria is found in human waste. There is no need to add anything to the system.
  17. Have the system checked on a regular basis (1-2 years for simple systems) by a ROWP Maintenance Provider. More frequent schedules may be required for more complex systems but this will be listed in the Operating & Maintenance Plan for the system.
  18. Be aware that entertaining large groups can overload the system. Each system is designed based on the expected number of occupants in the home. More than this can quickly overwhelm the system leading to sewage backing up into the home or onto the lawn. Sometimes this damage can be permanent. If you must entertain a large group, try to minimize the volume of water use and sewage flow. One option is to have the septic tank emptied the day before a large gathering.
  19. Spread laundry out during the week. This can help avoid overwhelming the system.
  20. Keep water usage within the design allowance. The design flow allowance is listed in historic permits or design Filing. The allowable average daily flow volume is prescribed within the maintenance plan. If too much water flows into the septic tank, wastewater is discharged to the dispersal area before the settling and separating process can occur sufficiently. The treatment capacity of the soil dispersal is also severely reduced, in some cases resulting in effluent break out to surface.
  21. Educate everyone who uses your system about proper use and care.

8. Emergency … sewage is backing up. What do I do?

If sewage backs up into your home:

  1. Be aware that exposure to sewage poses health risks. Always take measures to avoid contact.
  2. Stop using water.
  3. Prevent wastewater from spreading further into the home. Consider using rolled up towels to create dams or other means to control the flood (while avoiding direct contact).
  4. Keep children and pets away from sewage and use rubber gloves and rubber boots when in the area.
  5. Contact your insurance company as soon as possible to determine if they want a restoration company to perform the cleanup. If you perform the cleanup, use bleach or similar products to disinfect the area.
  6. Call a septage pumper. Septage pumpers can generally provide emergency pump outs to address sewage floods.
  7. Contact a Registered Onsite Wastewater Practitioner. ROWPs can identify the cause of the malfunction and make repairs.