Septic Tank Maintenance – What You Need to Know

Are you responsible for maintaining a septic tank?

As a property owner, you’ll be aware of a few maintenance responsibilities that require attention every now and then, from refreshing the décor to clearing out the drains.


The same attention is needed for your septic tank, as the property owner, you are responsible for septic tank maintenance. Yet many people forget or are unaware of exactly what to do to keep their tank in optimal working order.


Given the health risks and environmental issues a malfunctioning septic tank can cause, the government places strict regulations on its upkeep.


Therefore, it’s important that all property owners are aware of their legal responsibilities and the steps they can take to fulfil these duties before problems arise.


Keep reading to discover your septic tank responsibilities, or read our guide, ‘Blocked sewer drains: Who is responsible?’ to learn more about homeowner responsibilities.

Basic septic tank responsibilities

The most important thing for homeowners to understand when they have a septic tank on their property is that they are responsible for maintaining it properly.
If the tank becomes a problem for other members of the public, your local council or authority can and will get involved, insisting that it be properly cleaned.


To remain on the right side of the law, it’s therefore essential to:



  • Empty/desludge septic tanks regularly to ensure they do not cause pollution

  • Repair any faults or problems immediately

  • Limit the system’s discharge to a maximum of 2,000 litres of sewage per day into the ground, or 5,000 litres of treated sewage per day into flowing water – any more and a permit is required.

  • Make sure you inspect the area where your tank releases sewage every month for any signs of potential problems

  • Have the septic tank emptied at least once a year by a registered waste carrier

    To check if a permit is required for your tank, you can call the Environment Agency on 03708 506 506; the agency also has a dedicated incident hotline at 0800 80 70 60 if you are concerned that your septic tank may be causing pollution.

Recent changes in the law

If you’ve had your tank for a while, it’s also worth bearing in mind that the laws introduced in 2015 governing the regulation of septic tanks in England took full effect at the start of 2020.


The government regularly adds to the new general binding rules and updates the guide's structure to clarify how to work out which laws apply to you, so you must make sure your understanding of how the rules work is up to date.


The revamped Environment Agency general binding rules come as part of ongoing efforts to improve water quality and reduce pollution across the country.


Environment Agency general binding rules state that septic tanks and small sewage treatment plants no longer need to be registered for a property to be sold, while upholding property owners' responsibility.


Under these rules:



  • Compliance is no longer automatically the responsibility of the occupier of a property, or the person who occupies the land where the actual discharge takes place; instead, it places responsibility on the owner of the property or land where the septic tank is located or being used.

  • The owner must either operate and maintain the system themselves, or have a written agreement with another person to handle this responsibility, including specific guidance on what maintenance must be carried out to comply with the rules.

  • Property sellers must inform buyers in writing if a property has a septic tank or small sewage treatment plant, including its location, maintenance requirements and any relevant defects.

  • Properties in areas designated as environmentally sensitive may require a permit to run their septic tank, to help protect precious habitats.

  • Septic tanks are no longer permitted to discharge directly into a watercourse; instead, property owners must install a small sewage treatment plant, allowing the liquid to be cleaned before it reaches the river or stream. This applies equally to new-build properties and those with an existing septic tank system.

How to keep on top of septic tank maintenance and servicing

The broad-ranging nature of the legislation in this area demonstrates that septic tank safety is a matter that needs to be taken seriously. Fortunately, there are a number of checks you can perform and tips you can follow to keep on top of any practical problems before they arise, while also making sure you remain in compliance with the current legislation:



  • Make sure you inspect the area where your tank releases sewage on a monthly basis.

  • Look for any signs of something in the system not working correctly around the area of your septic tank. This can include any unusual smells or water that’s not usually there.

  • If your sewage flows into water, keep an eye out for telltale signs of problems such as sludge that’s overflowing, or scum on the water.

  • Carefully read your permit, as this will detail the requirements you must meet. It’s also a good idea to double-check how you’re expected to meet these criteria when organising your permit.

  • Speak to the Environment Agency before installing a new system to check if a permit is required. Also, ensure any new systems meet British Standard BS EN 12566 and check with local councils to ensure they adhere to regional planning requirements and Building Regulations.

  • When selling a property, inform the buyer in writing if there is a septic tank or small sewage treatment plant, including details of its location, condition and maintenance requirements.

  • Keep a detailed record of everything you’ve had to get done to your septic tank system, including any issues you’ve come across and any documents you might have to offer evidence of your proactive maintenance approach.

Septic tank emptying and cleaning services

It’s essential to appoint a registered waste carrier to empty your septic tank annually, and we can help you with this.


Our septic tank emptying and cleaning services will help ensure your system remains safe, efficient, and fit for everyday use.


You can contact us today to discuss your requirements or read our drains and sewers guide ‘What are Private Drains and Sewers?’ for more information on the legal changes to the ownership of sewers.

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