Ordinance - FAQ's
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Septic System Maintenance
Site Evaluation for Septic Systems
Remodeling
Monitoring
Registration
Examples of Challenging Sites
If I apply for a septic system while the Interim Ordinance is in place, will I be required to meet the requirements of the new Ordinance once the new Ordinance goes into effect?
Nothing will change in terms of the approval and construction standards if a septic system is applied for under the Interim Ordinance. The Interim Ordinance will allow certain types of advanced systems to be installed (systems which have been approved in the past via a Board of Supervisors' variance). Standard septic systems will continue to be allowed under in the new Ordinance using the same approval and construction standards currently in place under the Interim Ordinance.
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Will the County be routinely coming onto private property uninvited and unannounced?
No. Section 15.18.070 addresses this: "For the purpose of inspecting or monitoring any System, the Department may enter any area of any property at reasonable times subject to the Department providing such advance notice to the owner, lessee, occupant, user or designated agent as is reasonable and practicable under the circumstances. This section shall not preclude the Department from entering property on which any System exists, without notice, based on reasonable cause to believe that an there exists a condition related to the System that poses an imminent threat to public safety, health or welfare."
This Department has not had a situation yet where unannounced entry has been made. However, if the health or safety of an individual is at risk and the party responsible for the dangerous condition cannot be contacted, the public would want to have a quick response by the enforcement agency.
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For extraordinary or hardship cases, is there an avenue of variance or appeal?
Yes. Section 15.18.040 D allows for variances. The Health Department can grant variances for many situations as long as they are within the limits of what the Regional Water Quality Control Board can allow. Section 15.18.050 F describes the appeal process in detail. Basically the first step is to appeal to the Health Department Director. The second avenue is the Land Use Review Panel composed of engineers and other septic system professionals. The third avenue is appeal to the Board of Supervisors.
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Will AB 885, the upcoming California septic system law change the way septic systems are regulated? If so, why adopt a county code now?
Yes. The code that is being proposed is intended to update the current, archaic septic system ordinance which does not allow advanced types of sewage disposal systems without approval of a variance through the Board of Supervisors. The proposed statewide standards are in draft form and the timetable for adoption is not yet set. The Alameda County ordinance and regulations have been structured in such a manner that we believe they can be modified relatively easily to reflect whatever standards are finally adopted by the State.
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What is meant by "Cumulative Impact"?
Cumulative impact is a concept found in the California Environmental Quality Act or CEQA. Essentially, it is a standard that requires the review of projects for substantial likelihood of violating any of the water quality objectives of the applicable Water Quality Control Board Basin Plan.
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What should I look for regarding the septic system, when buying a house?
We recommend that you get a written report from a licensed septic system contractor.
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Will I need a new permit every time I repair my septic system?
No. Section 15.18.050 A establishes minimum standards to be met when a major repair or major modification is made to an existing system which has failed or deteriorated to the point where it needs to be repaired. Minor repairs to the septic system such as replacing a pump with an equivalent new pump or clearing blockages do not require a permit.
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What happens when a septic system fails and how does it create liability and health risk?
The common sign of septic system failure is a foul odor accompanied by surfacing wastewater ("puddling") on the ground surface in the area of the septic leach field. There are many causes of septic system failure including overuse of the system, age of the system, neglecting to periodically inspect and pump the solids out of the septic tank, etc. Raw, untreated sewage contains disease-causing bacteria and viruses which can harm unsuspecting people, (particularly children), pets, and can contaminate crops. Diseases such as hepatitis, amoebic dysentery, polio and host of other diseases have been linked to drinking water contaminated with raw sewage.
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If there is a failing septic system in our neighborhood, who do we complain to? What are the indicators of a failing system?
If you smell a foul odor accompanied by "puddled" water on the ground surface, contact the Department of Environmental Health (510)567-6700.
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What impact does site geology play?
Soil characteristics, as part of site geology, plays a crucial role in site evaluation and determination of septic system design. For example, fractured rock just beneath the ground surface may allow inadequately treated wastewater from an improperly designed septic system to travel rapidly through the fractured rock and contaminate groundwater. This may endanger drinking water wells drawing water from these aquifers. A properly designed septic system where there is an adequate amount of soil will prevent this. However, on sites with poor soils, advanced, 'engineered' septic systems with varying degrees of treatment options can "clean-up" wastewater prior to disposal into the ground using various dispersal methods have been proven to effectively prevent groundwater contamination.
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What agencies are normally involved in the review of a site where there will be a septic system?
The agencies involved depends on a number of factors such as, the amount of grading which might occur on the property, the zoning designation for the subject property, the type of use of the property, (e.g. residential vs. commercial).
Let's take as an example a large rural parcel in the unincorporated Pleasanton area to be divided into several smaller parcels which will be on septic systems and water wells. The Alameda County Planning Department will review the proposal to see what the impact of this project is on the area and how the subdivision fits into the County's General Plan. The Alameda County Public Works Department will review the grading plan looking at many factors including slope stability and potential pollution of creeks. The Department of Environmental Health will evaluate the site for the proposed septic system and individual water system. The County Building Department will review the planned structures for compliance with Building codes. Zone 7 Water Agency may review the proposal, for example, to determine the potential impact on the area's groundwater. If the house sites are not near the main road, the Fire Department may review the ease of access for their fire suppression vehicles. Generally, the Planning Department is a good place to start when considering developing a property. They can be reached at (510) 670-5400.
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What is the cost range for a standard septic system versus an Advanced system?
Costs vary greatly with many factors such as the steepness of the land, accessibility for construction equipment, amount of rocks or hardpan which must be excavated in order to install the system, complexity of system design, etc. As a government agency, we are obviously not in a position to quote actual costs for septic systems. However, industry sources suggest that an advanced septic system can cost anywhere from 2 - 5 times as much as a standard system (with the caveat that an advanced septic system may allow a property to be developed where previously the site and/or soil conditions may have been precluded installation of a standard septic system).
We recommend you contact a licensed septic system contractor for actual price quotes. You can look in the "yellow pages" under "septic system contractors", or you can refer to our webpage (Plan Approval Process - Septic Wastewater Systems Program - Alameda County Environmental Health) for a list of contractors and consultants who have designed and installed septic systems in Alameda County.
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Do minor home repairs trigger a review or possible upgrade of the septic system?
No. Section 15.18.050C of the draft Code specifically exempts minor home repairs which do not increase the volume of wastewater.
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Does the septic system have to be reviewed & possibly upgraded when the house is added onto or remodeled?
When remodeling, without increasing habitable area, but adding plumbing fixtures, all you need to do is provide a letter stating that the System has been inspected within the past year and is functioning properly & there will be no increase in wastewater flow.
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Why is square footage the standard for determining which Class an addition or remodel will fall into rather than the number of faucets or other plumbing fixtures?
The practice of using square footage for determining the Class of septic system required for an addition is common in California. More square footage of living area increases the potential for more people to inhabit (or occupy) the dwelling thereby increasing the potential of generating more wastewater.
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What is the difference between Advanced septic systems and Standard septic systems?
Advanced septic systems are designed for more difficult sites than Standard systems (e.g. steep slopes, high groundwater, clay soil, etc.) To deal with these challenges various treatment technologies can clean up the wastewater and/or disperse the treated wastewater through the use of pressurized drip irrigation lines or shallow trenches. Dispersing the wastewater in the shallow depths, usually < 3' - 8", allows for more oxygen for beneficial bacteria to process and clean-up the wastewater, while plant roots are better able to take up the wastewater and more quickly evaporate it.
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It seems as though the County is pushing for the use of Advanced septic systems. Yet theses systems appear to be much more costly than Standard systems.
On the contrary, Standard systems will still be permitted where the site is appropriate (good soil, large lot, slopes less than 25%, etc). However, the majority of "buildable lots" within the County have already been developed, leaving the more challenging sites which were precluded from development under the previous septic system ordinance. The new septic system ordinance will allow more options, however, with the increased complexity of these advanced systems, the costs go up. Furthermore, the more complex the system, the more maintenance will be involved to keep the system operating under the conditions for which it was permitted. The Department feels that the cost of the system itself will be minimized by the diversity of systems that are allowed under the ordinance. The system designer has the ability to choose the most cost effective system that can meet the constraints of the site.
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What is the new monitoring program about?
Advanced septic systems, because they have more moving parts and are on more challenging sites, are required to be monitored. The County is mandated to conduct monitoring as a requirement of the California Regional Water Quality Control Board (Regional Board). Basically, the homeowner will have a choice to either inspect the system annually himself (or herself), or hire a contractor to inspect the system on an annual basis. In either case, the findings of the inspection will be submitted to the Department of Environmental Health as part of our required annual report to the Regional Board.
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How much is the County's monitoring fee?
The Department is proposing a renewable annual Registration fee of $264 per year. The frequency of this fee will be reduced to triennial after 3 years of satisfactory performance of the Advanced system.
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Will Standard septic systems need to be monitored?
Existing Standard systems will not need to be monitored. New Standard systems will be required to be monitored. However, this monitoring will be just the filling out & returning of a short form once every two years, commenting on the basic functionality of the septic system. There is no fee proposed for monitoring Standard systems.
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Is the new code more restrictive than the old code?
No, in fact, the new code offers more options for septic systems. The expanded field of options results in more properties being eligible for development where properties were previously precluded from development. However, remodeling and/or room additions may require upgrading of an existing non-conforming septic system to that of an advanced system if site conditions warrant, e.g. under-sized lots which cannot meet setbacks from a creek.
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What is the purpose of Registration?
Registration is a common method of keeping track of Advanced septic systems throughout California. They also help monitor their effect on the environment.
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Can you give an example of what to do with a site that has a steep slope.
A property owner contacted the Department with project to build a home on a site with a 45% slope. We met the engineer and property owner on site. The property was an existing lot of record rather than a newly created parcel. We reviewed various soil profiles from the property and found the soil to be acceptable. The engineer then set up percolation tests that confirmed that the soil was absorptive. The engineer designed a septic system including a packed media bed treatment unit and a drip irrigation dispersal system. Because of the steep slope, we required a geologist do a slope stability study. The report came back that the site was acceptable for the use of the proposed advanced septic system. A variance was granted based on all of the factors examined.
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Can you give an example of where you approved a Standard septic system.
A property had about a 15% slope and the soil profiles and percolation test revealed that the soil was acceptable. We informed the property owner that the site met the requirements for a standard system. He had a septic system contractor draw up a relatively simple plan showing the major features such as the septic tank, leach lines, property lines, topographical lines, distances to the house, stream, embankment, etc. The plan was quickly approved.
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Was there ever a site that you turned down for a septic system?
We have turned down very few. There was a site that was less than an acre in size. It had an existing house and septic system. The owner wanted to double the size of the house. A perennial stream took up about one third of the lot. The rest of the lot was well within the 100 foot required setback to the stream. After studying the total situation, we turned down the proposal for expansion. The basic requirements of the Regional Water Quality Control Board were already being severely violated because of the stream. We could not allow further degradation.
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What kind of system can you put in where there is a lot of clay soil?
The Department reviewed an application for a septic system on a site with plenty of land but only a thin layer of soil above a clay hardpan about 2.5 feet below ground. We observed the soil profiles and Percolation Test conducted by the septic system consultant. He came up with a design for treating the wastewater and then dispersing it into an At-Grade bed system. This is a long and narrow raised gravel and soil bed. It has a network of perforated pipes through which the treated wastewater is pressure dosed. Within a year three was a thick mat of grass with plenty of roots on top of At-Grade bed. The system worked well to deliver high quality wastewater onto the bed, which evenly distributed it into the good topsoil, which further cleaned it up. Much of the clean wastewater was then evaporated in the shallow soil or taken up through the grass roots.
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