Pre-Listing Checklist for Inverness Well & Septic Homes

Selling a home in Inverness with a private well or septic can feel complex. You want a clean sale, no last‑minute surprises, and clear guidance that fits local rules. This step‑by‑step checklist shows you what to do, when to do it, and which documents buyers and lenders often expect. Let’s dive in.

Know Inverness rules first

Inverness enforces the Illinois Department of Public Health Private Sewage Disposal Code through its own ordinance, so local procedures apply inside the village. Review the village’s adoption of the IDPH code and confirm any sale‑time requirements with staff at Village Hall. You can also check Cook County’s note that Inverness handles septic locally, which is why county point‑of‑sale programs may not apply in the village. For context on standards, review IDPH Part 905 basics.

• Read the Inverness code that implements IDPH 905 standards: Village of Inverness Code of Ordinances
• See Cook County’s note about municipalities with their own septic ordinances: Cook County Department of Public Health
• Review state standards that Inverness follows: IDPH Private Sewage Disposal Code, Part 905

Ask the village:

• Do you require an inspection, filing, or certificate before transfer?
• Are there forms, records, or approved inspector lists I should use?
• How should I submit inspection reports or pump tickets, if required?

Gather records and map components

Create a simple file you can hand to buyers and their lender. The clearer your documentation, the smoother the deal.

• Septic: permit and design plan, repair permits, prior inspection reports, and pumping receipts.
• Well: the well log and installation date. IDPH and the Illinois State Water Survey encourage owners to keep well logs and service records. See the state reminder for private well owners: IDPH/ISWS guidance.
• Property map: mark septic tank lids/risers, distribution box, and the drainfield area for easy access.

Order inspections and tests

Schedule specialized inspectors early. Lead times and lab turnarounds can affect your listing date.

• Septic inspection by a licensed contractor

  • Tasks often include measuring sludge and scum, checking baffles, locating and evaluating the distribution box, and inspecting visible lines. Some sales call for an operational or hydraulic flow test. Local rules set access and maintenance criteria. See the village’s IDPH‑based code: Inverness ordinance.
  • Many buyers want a recent pump ticket. Plan to pump during or near the inspection when practical.

• Well water testing

  • At minimum, test for total coliform/E. coli and nitrate/nitrite annually. Metals are commonly tested about every three years. Consider additional testing for VOCs or PFAS if local risk factors exist. See guidance for private well owners: IDPH/ISWS recommendations and Illinois EPA advice on safe water wells.
  • Sampling logistics update: some health departments no longer provide state sampling kits for routine private well testing. Many sellers now use commercial labs and the lab’s bottles and chain‑of‑custody forms. Confirm local procedures and timelines: local testing logistics.

Handle repairs and routine maintenance

Tackle small fixes before buyers order their own tests. It shows care and reduces renegotiation risk.

• Septic

  • Pump the tank if due and provide the pump ticket.
  • Expose and secure lids, add risers for easy access, and repair or replace damaged distribution boxes or broken pipes.
  • Redirect surface water away from the drainfield.

• Well

  • Replace a damaged or loose sanitary cap and repair above‑grade piping as needed.
  • If you shock‑chlorinate after repairs, allow time for re‑testing before you list.

Prepare documents for buyers

Organize a clean, complete package. Transparency builds trust and speeds underwriting.

• Septic: inspection report, pump ticket, design/permit copies, and repair invoices.
• Well: well log (if available), recent lab reports, and any service or repair receipts.
• A simple system map showing tank, distribution box, and drainfield.
• Disclosures: be clear about known defects and repairs, and include relevant reports.

Plan timing and costs

Build a realistic timeline so your listing does not slip.

• Timing: allow 2 to 6 weeks to locate records, schedule inspections and pumping, complete repairs, and receive lab results. Specialized inspectors and labs can book out.
• Typical cost ranges vary by vendor and scope:
  • Septic inspection: about 300 to 600 dollars or more.
  • Septic pumping: about 200 to 500 dollars or more, depending on tank size and access.
  • Basic well testing (bacteria and nitrate): about 25 to 200 dollars through commercial labs. Expanded panels can be higher.

Flag special issues in Inverness

If a public sanitary sewer is nearby, IDPH rules that Inverness follows can limit new private systems and may require a connection for replacements. This can affect additions or major remodels. Review Part 905 and check with the village before planning big changes: IDPH Part 905.

Also consider site risks that may warrant VOC or PFAS testing. For background, see the state’s guidance for private well users: Illinois EPA safe water wells.

Quick pre‑listing checklist

1. Confirm Inverness sale‑time procedures and any required filings or certificates.
2. Compile septic permits, plans, inspections, and pump receipts.
3. Retrieve the well log and prior water test results.
4. Expose and mark tank lids, the distribution box, and the drainfield.
5. Order a licensed septic inspection and plan to pump if due.
6. Order well testing for bacteria and nitrate; add metals or other panels as needed.
7. Complete minor repairs and safety fixes, then re‑test water if treated.
8. Assemble a buyer packet with reports, receipts, and your system map.
9. Build a 2 to 6 week timeline to cover scheduling and lab results.
10. Stay in touch with the village, your inspector, and your lender or title team.

If you want a calm, well‑managed listing process with expert guidance on steps and timing, reach out to Cara Buffa. You will get senior‑level advice and hands‑on coordination from prep to closing.

FAQs

What does Inverness require at sale for septic systems?

• Inverness enforces IDPH standards locally; contact Village Hall to confirm current inspection, filing, or certificate steps since county point‑of‑sale programs may not apply in the village.

How often should I test my private well before listing in Inverness?

• IDPH and the Illinois State Water Survey recommend testing for bacteria and nitrate annually and testing for metals about every three years, with additional tests based on site risk.

How do I get well testing kits now that some procedures changed?

• Many areas now direct owners to commercial labs that provide bottles and chain‑of‑custody forms; confirm local procedures and plan enough time for results.

What documents should I give buyers and lenders for well and septic?

• Provide septic inspection and pump ticket, design/permit copies, repair invoices, the well log, recent lab reports, and a simple system map of the tank, distribution box, and drainfield.

Should I pump my septic tank before the buyer’s inspection?

• Many inspectors and buyers prefer a recent pump ticket; coordinate with your septic inspector and follow any village or lender expectations.

What if a public sewer is near my Inverness property?

• IDPH rules that Inverness follows can limit new private systems and may require a connection for replacements; check with the village before planning additions or major work.