Dear Barry,

We received a letter from the company that pumped our septic tank when we bought our home last year. They recommended that a household of two people should pump the septic tank every one-and-a-half to two years. They also recommended a septic additive that they sell for $30 per gallon. It’s supposed to break up the solids in the tank, and they claim it’s better than the kind you buy at the hardware store. According to my neighbor, the tank should be pumped every five years. What’s the best advice for maintaining our septic system? –Larry

Dear Barry,

We received a letter from the company that pumped our septic tank when we bought our home last year. They recommended that a household of two people should pump the septic tank every one-and-a-half to two years. They also recommended a septic additive that they sell for $30 per gallon. It’s supposed to break up the solids in the tank, and they claim it’s better than the kind you buy at the hardware store. According to my neighbor, the tank should be pumped every five years. What’s the best advice for maintaining our septic system? –Larry

Dear Larry,

The septic company’s maintenance advice is better for them than for you. It improves their bank balance and does nothing to benefit your septic system.

On average, septic tanks should be pumped every three to five years, depending on the size of the tank, the number of family members contributing waste to the system, and the kinds of solids that go down the drain. Most solids that enter the system are decomposed by the bacteria in the tank. Eventually, non-organic junk, such as sand and bits of plastic, accumulate on the bottom of the tank, while a layer of floating grease and scum accumulates on top. These solids reduce the efficiency of the system and make pumping necessary.

Larger septic tanks need pumping less frequently than smaller ones because they have a larger capacity for junk and scum. Likewise, the fewer people who use a system, the less often pumping will be needed. For example, a 1,500-gallon system being used by a family of four might need pumping every five years, while a smaller tank would require pumping twice as often. After the kids have grown and flown, a 1,500-gallon used by empty-nest parents might need pumping only every 10 years.

Garbage disposals can also affect the frequency of septic pumping because they increase the volume of solids in the system. And undigested solids, such as those from a garbage disposal, take longer to decompose.

Additives to septic systems are widely recommended, but their benefits are doubtful. Controlled studies have not shown them to improve the performance of septic systems in any significant way. Added enzymes and bacteria cannot break down non-organic sediment. And added bacteria must compete with the bacteria already in the tank. In most cases, the established bacteria simply eat the added ones.

So don’t let contractors sell you on needless septic maintenance. Their advice will simply add wasted money to the solid waste already in your system.

Dear Barry,

Back-drafting has been occurring in our fireplace. What can we do to make the fireplace usable? –Ray

Dear Ray,

When you refer to "back-drafting," I assume that you mean your house becomes smoky. This can be caused by a poorly designed firebox or by a chimney that is too short. A qualified fireplace contractor or chimney sweep can often recommend upgrades that will correct this kind of problem. For example, the chimney height can be extended at the roof, or the lintel can be lowered at the firebox. Just be sure to find someone who is qualified to make this kind of evaluation.

To write to Barry Stone, please visit him on the Web at www.housedetective.com.

***

What’s your opinion? Leave your comments below or send a letter to the editor. To contact the writer, click the byline at the top of the story.

Show Comments Hide Comments
Sign up for Inman’s Morning Headlines
What you need to know to start your day with all the latest industry developments
By submitting your email address, you agree to receive marketing emails from Inman.
Success!
Thank you for subscribing to Morning Headlines.
Back to top
Only 3 days left to register for Inman Connect Las Vegas before prices go up! Don't miss the premier event for real estate pros.Register Now ×
Limited Time Offer: Get 1 year of Inman Select for $199SUBSCRIBE×
Log in
If you created your account with Google or Facebook
Don't have an account?
Forgot your password?
No Problem

Simply enter the email address you used to create your account and click "Reset Password". You will receive additional instructions via email.

Forgot your username? If so please contact customer support at (510) 658-9252

Password Reset Confirmation

Password Reset Instructions have been sent to

Subscribe to The Weekender
Get the week's leading headlines delivered straight to your inbox.
Top headlines from around the real estate industry. Breaking news as it happens.
15 stories covering tech, special reports, video and opinion.
Unique features from hacker profiles to portal watch and video interviews.
Unique features from hacker profiles to portal watch and video interviews.
It looks like you’re already a Select Member!
To subscribe to exclusive newsletters, visit your email preferences in the account settings.
Up-to-the-minute news and interviews in your inbox, ticket discounts for Inman events and more
1-Step CheckoutPay with a credit card
By continuing, you agree to Inman’s Terms of Use and Privacy Policy.

You will be charged . Your subscription will automatically renew for on . For more details on our payment terms and how to cancel, click here.

Interested in a group subscription?
Finish setting up your subscription
×