Drainage and septic tanks
The report places a cesspit, no outlet on the far side and emptying the survey could not date in one paragraph. Which of those were inspected, and which were merely named?
The cesspit and the far side with no outlet in view were inspected as far as they could be seen. The emptying was not inspected, because the survey could not date it, so that part is only a name for missing information. A cesspool, which is what a cesspit is, holds sewage and is emptied. It is not a septic tank and not a treatment plant, both of which are different because they discharge. The survey has not proved there is no outlet beyond the side it saw, and it has not decided the tank was emptied recently or long ago.
Last reviewed 24 October 2026. Written for buyers in England and Wales unless this answer says otherwise. No named surveyor has signed this page. It is general guidance, not a report on your house, and not legal advice.
What is the fuller explanation?
A cesspool stores everything that flows in until a tanker takes it away. A septic tank has an outlet and settles sewage. A treatment plant treats the flow and also discharges. Seeing no outlet on the far side that was visible fits a cesspool, but a buried outlet can still exist where the surveyor could not look. The body of the tank, the cover and that far side are what the visit could record. Emptying records were not in hand, so the date is not a finding.
Ask the solicitor for emptying invoices and for any consent or plan that shows whether this is truly a cesspool with no outlet. GOV.UK explains duties for septic tanks and treatment plants, which discharge. Those pages are not a date for this emptying, and the survey has not applied a distance rule or measured one. A drainage firm can confirm the outlet, or the lack of one, if the cover can be properly checked. Keep the seen tank, the unseen history and the unproved outlet apart.
What should you ask your surveyor?
- How much of the far side did you actually walk, and what was fenced off?
- Was the cover lifted, or was no outlet judged only from the ground around it?
- Did the seller produce any emptying tickets the report could not date?
What are the typical next steps?
- Treat no visible outlet as a sighting, not as proof there is no outlet.
- Ask the solicitor for emptying records and any drainage plan.
- Have a drainage firm confirm the tank type if the cover can be checked.
Costs vary with the building and with who you instruct. Where this page does not cite a published figure, ask the surveyor, a relevant specialist, or your solicitor for a written quote. Do not treat a forum average as the price.
Also asked about this
Is a cesspit just an old name for a septic tank?
No. A cesspool, also called a cesspit, holds sewage and has to be emptied. A septic tank and a treatment plant are different, because they discharge. The survey saw no outlet on the far side it could view and could not date the emptying. It has not reclassified the tank. Use the records, not the nickname, to settle the type.
Does a full tank mean it was never emptied?
No. A cesspool fills between emptyings, so a high level can be normal or overdue. The survey could not date the last emptying, and it did not measure how soon the next one is due. Level on the day is not a service history. Ask the solicitor for the tanker paperwork. Until it arrives the interval stays unknown.