Pre-Purchase Inspections for Real Estate Transactions
Septic inspections are essential for real estate transactions in Kendall and surrounding West Miami-Dade County communities. Miami Septic Pros provides comprehensive pre-purchase septic inspections for buyers, sellers, and real estate professionals throughout Kendall, West Kendall, The Hammocks, and surrounding areas. Our licensed inspectors provide detailed reports that help protect buyers from unexpected repair costs and help sellers demonstrate system condition.
Miami-Dade County passed a septic disclosure ordinance on July 20, 2021, requiring all sellers of land in the county to prominently disclose to buyers that they have an onsite sewage treatment system. The ordinance explicitly requires that buyers recognize that improperly maintaining these systems may pose substantial human and environmental risks, and recommends that buyers obtain an inspection of the septic tank system.
Our pre-purchase inspections include:
- Complete visual inspection of tank condition, including walls, baffles, and inlet/outlet pipes
- Assessment of drainfield condition and functionality
- Evaluation of system compliance with current Miami-Dade County standards
- Identification of needed repairs or system upgrades
- Detailed written report with photos documenting system condition
- Verification of DERM registration (required as of January 1, 2024)
Having a recent inspection report ready can expedite real estate transactions and prevent last-minute delays. We provide same-day or next-day inspection appointments to meet closing deadlines.
Annual Inspections for Homeowners
Regular septic inspections help identify issues before they become costly problems. Miami-Dade County recommends that the average household septic system should be inspected and pumped out at least every three to five years by a licensed septic professional. However, certain factors may require more frequent inspections:
- Older systems (over 20 years old)
- High water usage households
- Systems showing signs of problems
- Properties with high water tables or poor soil conditions
- Commercial or multi-family properties
Annual inspections provide peace of mind and help ensure your system functions properly, preventing backups, environmental violations, and expensive emergency repairs. Regular inspections also help maintain compliance with Miami-Dade County requirements and can extend the life of your system.
What Inspectors Check During Septic Inspections
Our comprehensive septic inspections evaluate all components of your system to provide a complete picture of its condition and compliance:
Tank Condition:
- Tank walls for cracks, leaks, or structural damage
- Baffles and inlet/outlet pipes for proper function
- Sludge and scum levels to determine if pumping is needed
- Tank capacity relative to household size and usage
Drainfield Assessment:
- Drainfield condition and signs of saturation
- Soil percolation and absorption capacity
- Signs of surfacing effluent or standing water
- Vegetation growth patterns that may indicate problems
System Components:
- Pumps and lift stations (if applicable) for proper function
- Distribution boxes for proper flow distribution
- Pipes and connections for leaks or blockages
- Electrical components and alarms
Compliance Verification:
- System type and compliance with current Miami-Dade County standards
- DERM registration status (required as of January 1, 2024)
- Operating permits for ATU, PBTS, and commercial systems
- Setback distances and elevation requirements
- Potential environmental violations or groundwater contamination risks
After the inspection, we provide a detailed written report with photos, findings, and recommendations. If repairs are needed, we can provide estimates and coordinate with our repair team. For systems requiring replacement, see our septic tank and drainfield replacement service in Kendall for information about the replacement process.
Miami-Dade Compliance and Registration
Miami-Dade County has strengthened its septic system regulations, and compliance is essential for property owners in Kendall. Effective January 1, 2023, the county implemented stricter standards through Ordinance 22-83, and as of January 1, 2024, all existing onsite sewage treatment and disposal systems (OSTDS) must be registered with the Division of Environmental Resources Management (DERM).
Our inspections verify:
- DERM registration status and compliance
- System type classification (Type 1, 2, 3, or 4) and compliance with current standards
- Operating permits for aerobic treatment units (ATU), performance-based treatment systems (PBTS), and commercial systems
- Setback distances (minimum 100 feet from surface water, 50 feet from property lines)
- Drainfield elevation (at least 36 inches above wet season high water table)
If your system is not registered or is not in compliance, we can help you understand the requirements and coordinate with DERM to bring your system into compliance. Non-compliance can result in penalties, delays in property sales, or requirements for system upgrades.
Serving Kendall and Surrounding Areas
We provide septic inspection services throughout Kendall and surrounding West Miami-Dade County communities, serving:
- Kendall
- West Kendall
- Kendall West
- The Hammocks
- Palmetto Bay
- Pinecrest
- South Miami
- And all surrounding Miami-Dade communities
Why Choose Miami Septic Pros for Inspections
With years of experience serving Kendall and Miami-Dade County, we understand the unique challenges of septic systems in South Florida and the specific requirements of Miami-Dade County regulations. Our licensed inspectors provide thorough, professional inspections that help protect your investment and ensure compliance.
We provide transparent pricing with no hidden fees and detailed reports that clearly document system condition and any needed repairs. Same-day or next-day appointments are available to meet real estate closing deadlines or urgent inspection needs.
If our inspection identifies needed repairs, we can provide estimates and coordinate with our repair team. See our septic system repair service in Kendall for information about repair options. For more detailed information about inspection requirements and what to expect, see our septic inspections service for Miami or visit our Kendall location page for all services available in your area.