Sell Your House With a Failed Septic System in Massachusetts

Did your septic fail its Title 5 inspection? Has it never been inspected, or are you afraid of what an inspection will find? You can still sell. Pilgrim Hill Holdings buys these houses directly from homeowners, as-is, for cash. You don’t replace the system first. Once we own the house, the septic is our responsibility.

Call or text George at 508-322-8787, or tell us about the house below.

Sell Your House Fast for Cash, Septic Problem Included

A failed system is one of the hardest problems to sell around. A buyer using a mortgage usually needs the system fixed or replaced before the bank will lend. A replacement normally needs a design from a licensed professional and Board of Health approval before any digging starts. That’s a big bill and a long wait, all before the house can even go on the market. And keeping the house doesn’t make the problem go away: under Title 5, a failed system generally has to be upgraded within two years, whether you sell or not.

When you sell to us, none of that has to happen first:

• No septic work before the sale. No engineer, no contractor bids, no money out of your pocket to fix the system.
• No other repairs or clean-out. We buy the whole house as-is. Leave behind anything you don’t want.
• No listing, showings or agent commissions. You deal with one buyer.
• A closing date that works for you. We can Close In 7 Days, or close on your timeline if you need more time.

Septic Situations We Buy

• A system that just failed its Title 5 inspection
• A system that’s never been inspected, or one nobody has records for
• An old cesspool or a system too small for the number of bedrooms
• Backups, soggy ground over the leach field, or a pump-out schedule that keeps getting shorter
• A Cape Cod house that may need a nitrogen-reducing upgrade under the newer state rules
• Any of the above combined with an estate, a tenant, a house full of belongings or other repairs

How Selling to Pilgrim Hill Works

1. Call or text 508-322-8787, or request your cash offer online. Tell us what you know about the septic, even if that’s “nothing.”
2. George walks through the house himself. We don’t give a price until we’ve seen the property.
3. You get a written cash offer within 24 hours of George seeing the property. There’s no obligation.
4. You choose the closing date. We’ll work out the Title 5 inspection timing with you and the closing attorney.

Pilgrim Hill Holdings is the buyer. When we put a house under contract, we close on it. If you’d like to see proof of funds, just ask.

How a Failed Septic Affects Your Cash Offer

We’ll be straight with you. Our offer takes into account the septic work we’ll be paying for after closing, along with any other repairs the house needs. George will walk you through how he arrived at the number, so you can weigh it against fixing the system yourself and listing the house.

If your system passes, the house is in good shape and you have time to wait for a buyer, an agent may get you a higher price, and we’ll say so. Selling to us makes the most sense when the septic has failed or is a question mark, the house needs other work too, or you’d rather not manage a replacement project before you can sell.

Title 5 in Brief

Title 5 is the part of the Massachusetts environmental code that covers septic systems. Here’s what matters most when you sell:

• Inspection timing. Before most sales, the system needs an inspection within two years before the sale. If the system has been pumped every year and the records are included, the inspection is good for three years. If winter weather prevents an inspection, it can be done up to six months after the sale, as long as the seller notifies the buyer in writing.
• Who inspects. Only a MassDEP-approved system inspector can do a Title 5 inspection, and the report goes to the local Board of Health within 30 days.
• Exemptions. Some transfers don’t need an inspection, such as certain transfers between spouses, parents and children, or full siblings. Another exemption applies when the buyer signs an enforceable agreement with the Board of Health to upgrade the system within two years after the sale.
• If the system fails. A failed system generally has to be upgraded within two years unless the Board of Health or MassDEP sets a different schedule. Some parts, like a cracked tank or a broken pipe, can be repaired under a “conditional pass,” but a failed leach field or cesspool has to be replaced.
• Local rules. Towns can go further than the state. Yarmouth, for example, requires every septic system to be inspected and certified before a sale.
• Cape Cod nitrogen rules. Since July 7, 2023, the state treats many Cape Cod watersheds as nitrogen sensitive. Unless a town files for a watershed permit, many existing systems there would need nitrogen-reducing upgrades within five years.

For your specific house, the local Board of Health is the authority. Good places to start:

• Mass.gov: Buying or selling property with a septic system
• Barnstable County AquiFund septic and sewer loans, if you’d rather repair the system and stay

Where We Buy Houses With Septic Problems

We buy across southeastern Massachusetts, with a focus on all 15 towns of Cape Cod, Plymouth, Wareham and the rest of Plymouth County. Much of this region is not on town sewer, so septic problems are something we see often. We’re based in Plymouth, and our founder, George Valentgas, lives on the Cape.

Already moved out, or living out of state? Most of the sale can happen by phone, text and email.

What a Cape Cod Seller Said

“I wish to acknowledge George Valentgas for his professional and caring attention to the sale of my property on the Cape. He was very knowledgeable and honest at every situation pertaining to my Sale. He also went out of his way to help me with other points which I was not familiar with but were very important. Working with George and Pilgrim Hill Holdings was a real pleasure.”

Linda B., Google review

Read more from homeowners we’ve worked with on our Reviews page.

Questions Sellers Ask About Septic and Title 5

Can I sell my house if the septic failed inspection?

Yes. A failed inspection doesn’t stop a sale to us. We buy with the system as it is. After closing, we take responsibility for the repair or replacement and for meeting the Title 5 and Board of Health requirements to get it done.

Do I have to fix the septic before I sell?

Not when you sell to us. The septic work becomes our job after we own the house.

Who handles the Title 5 inspection when I sell to you?

We sort out whether an inspection is needed and when it happens, together with you and the closing attorney. A system that’s never been inspected is fine with us. Any required inspection is done by a MassDEP-approved inspector, and your Board of Health can confirm the rules in your town.

Can I sell an inherited house with a septic problem?

Yes. Inherited houses with old or failed systems are common. Probate and other estate questions are covered in our guide to selling an inherited house in Massachusetts.

How fast can you close?

We can Close In 7 Days when you need speed, or close on your timeline. George sees the house first, and you get a written cash offer within 24 hours of that visit.

Do you charge commissions?

No. There’s no agent commission when you sell directly to us, and we’ll never ask you for money upfront.

Talk to George About Your House

No pressure and no obligation, just a straight conversation about the house, the septic and your timing. Call or text 508-322-8787, or get a cash offer here. You can also see how we buy houses.

Please note: Pilgrim Hill Holdings is a real estate investment company, not a legal, financial or septic engineering advisory service. Massachusetts Title 5 regulations and local requirements may change and can vary by property and municipality. Information on this page is provided for general educational purposes and should not be considered professional advice. For guidance specific to your property, consult your local Board of Health or an appropriately qualified professional.