Buyers may love your kitchen, but a hidden septic or sewer issue can stall your closing at the last minute. If you plan to sell in Acworth, a quick pre‑listing check of your wastewater system can prevent surprises, support your price, and keep your timeline on track. You want a smooth sale with fewer renegotiations and clean paperwork. This guide shows you what to check, who to call in Acworth and Cobb County, what it costs, and when to schedule it so you can list with confidence. Let’s dive in.
Why these checks matter
A failing septic system or a problem sewer lateral often triggers extra lender requirements or delays. Appraisers for many loans note visible issues, and lenders may call for a health department inspection or third‑party certification before approval. You can see how this plays out in common loan guidance in this overview of septic expectations for FHA loans. Learn more about lender and appraiser notes on septic and sewer.
Pre‑listing checks let you find and fix problems early, show maintenance records, and reduce the chance of price cuts during inspection. That proactive step can keep your deal moving. Here’s a consumer overview of why septic prep helps before you sell.
Know your system: septic or public sewer
Start by confirming how your home handles wastewater.
- Check your water bill. If you see a sewer charge, you are on public sewer; if not, you are likely on a private septic system. Cobb County Water’s guide for real estate professionals explains how to check.
- If you have city service questions, contact City of Acworth Customer Service. For sewer service questions, Cobb County Water & Sewer is your point of contact.
If you’re on a septic system
Gather records first
Collect permits, installation diagrams, past pumping receipts, and any inspection reports. For records and certified provider lists, contact Cobb & Douglas Public Health’s (CDPH) septic program.
Order a pre‑listing evaluation and pump (if due)
Ask a certified septic professional for a real‑estate style inspection and written report. CDPH also offers an Existing System Evaluation for loan letters and similar needs. Most systems should be pumped every 3 to 5 years, which also helps the inspector see the tank components clearly. See local guidance on septic care and pumping frequency.
- Typical planning numbers: inspections and pumping are commonly a few hundred dollars, with total inspection ranges varying by scope and access. For comparison, see these national planning ranges for inspection and pumping costs.
- Scheduling tip: start 2 to 3 weeks before listing to allow for reports, follow‑up tests, or minor repairs.
What inspectors check
Expect a visual review of permits and system components, inspection of tank inlets and outlets, baffles, sludge and scum levels, pump chambers and alarms (if present), the distribution box, and the drainfield area for surfacing. If needed, an inspector may run a dye or hydraulic load test, or use a camera to confirm line conditions. See common real‑estate certification steps in this septic certification overview and CDPH’s program page.
If repairs pop up
Small fixes (filters, baffles, localized pipe repairs) are usually much less expensive than full replacements. Get written estimates from certified contractors and allow time for any CDPH permits if needed. If your on‑site system is failing and public sewer is available nearby, state rules may require you to connect (see Georgia rules below).
If you’re on public sewer
Confirm connection status
Verify your billing shows sewer service. If you have questions about your account or meter status, contact Cobb County Water & Sewer. For city service questions, reach out to City of Acworth Customer Service.
Scope the sewer lateral
Your private sewer lateral runs from the house to the public main. A plumber can scope it with a camera to check for roots, dips, or breaks and provide a report for buyers. Typical camera scopes often fall in the low‑hundreds depending on length and access. See common planning ranges for a sewer camera scope and related inspection costs.
Georgia and Cobb rules to know
- If a public or community sewer is available within 200 feet of your property line (or in an abutting right‑of‑way), Georgia rules require connection. If an on‑site system fails and sewer is available, connection is required. Review the Georgia Administrative Code 511‑3‑1 and verify local application with Cobb County.
- Septic work must be done by certified professionals (soil classifiers, installers, inspectors, and pumpers). Confirm certifications before you hire. See CDPH’s septic program and applications.
Seller timeline and checklist
- Confirm septic vs public sewer on your water bill, then call Cobb County Water & Sewer if you need clarity.
- If septic, gather records and contact CDPH about any available system history and certified provider lists.
- Order a pre‑listing septic evaluation and pump if it has been 3 to 5 years. Ask for a written report suitable for buyers and lenders.
- If on public sewer, schedule a lateral camera scope if you’ve had backups or if a buyer or lender requests it.
- If issues are found, get estimates from certified contractors and allow time for permits.
- Plan your timeline. Book inspections 2 to 3 weeks before listing so you can address anything that comes up.
Disclosures that keep your sale smooth
Georgia practice expects you to disclose known material defects. Share your inspection reports, repair invoices, and maintenance receipts with buyers. Clear documentation builds trust and reduces renegotiation risk. If you have legal questions about wording, consult your attorney.
Who to contact in Acworth
- Cobb & Douglas Public Health (septic permits, evaluations, certified provider info): CDPH septic systems program
- Cobb County Water & Sewer (confirm sewer billing and report sewer issues): Water and sewer guidance for real estate
- City of Acworth (customer billing and city service questions): Customer Service
Ready to list with fewer surprises? Let’s build your timeline and prep plan together. Reach out to Amber Stout for calm, local guidance tailored to your Acworth home.
FAQs
Do Acworth home sales require septic or sewer checks before closing?
- Lenders often act when appraisers note concerns, which can trigger a health department inspection or third‑party certification, so pre‑listing checks help you avoid delays.
How can I tell if my Acworth home is on septic or public sewer?
- Look for a sewer charge on your water bill or contact Cobb County Water & Sewer to confirm your connection status.
How long does a pre‑listing septic evaluation take in Cobb County?
- Most inspections and reports complete within days, but schedule at least 2 to 3 weeks before listing to allow time for pumping, follow‑up tests, or minor repairs.
What does a septic inspection typically cost near Acworth?
- Planning ranges commonly fall in the low‑hundreds for inspections, with added cost for pumping, camera work, or digging; check current ranges in this cost overview.
If a public sewer line is within 200 feet of my lot, do I have to connect?
- Georgia rules generally require connection when public sewer is available within 200 feet or in an abutting right‑of‑way, and they require connection if an on‑site system fails and sewer is available; verify local application with Cobb County and CDPH.
