Failing flat roof covering

Building Surveys carried out in the Greater Dublin Area including Kildare, Wicklow and Meath.

Dublin 1,2,3,4,5,6,7,8,9,10,11,12,13,14,15,16,17,18,20,22,24

Adamstown

Ailesbury

Allenwood

Ashbourne

Ashtown

Baldoyle

Ballinteer

Ballybrack

Ballbriggan

Ballsbridge

Ballyboden

Ballyfermot

Ballymun

Beaumont

Belgard

Blackrock

Blanchardstown

Blessington

Booterstown

Bray

Cabinteely

Cabra

Carbury

Carpenterstown

Carrickmines

Castleknock

Celbridge

Chapelizod

Churchtown

Citywest

Clane

Clondalkin

Clonee

Clonshaugh

Clonsilla

Clonskeagh

Clontarf

Coolock

Coolmine

Corduff

Cornelscourt

Crumlin

Dalkey

Donabate

Donadee

Donaghmede

Donnybrook

Drimnagh

Druncondra

Dunboyne

Dundrum

Dun Laoghaire

Dunshaughlin

Enfield

Glassnevin

Finglas

Firhouse

Harolds Cross

Hazelhatch

Howth

Inchicore

Innfield

Irishtown

Jobstown

Kilcock

Kildare Town

Kiliernan

Kilmainham

Kilnamanagh

Kimmage

Kingswood

Knocklyon

Leixlip

Leopardstown

Lucan

Lusk

Luttrellstown

Malihide

Marino

Maynooth

Milltown

Monkstown

Mount Merrion

Mulhuddart

Nass

Neilstown

Newbridge

Newcastle

North Circular Rd

Old Bawn

Palmerston

Palmerstown

Phibsboro

Poppintree

Portobello

Portmarnock

Properous

Raheny

Ranelagh

Rathbourne

Rathcoole

Rathgar

Rathmichael

Rathmines

Ratoath

Rathfarnham

Ringsend

Ronanstown

Rush

Saggart

Sallins

Sallynoggin

Sandycove

Sandyford

Sandymount

Santry

Shankill

Skerries

South Circular Rd

Springfield

Stepaside

Stillorgan

Straffan

Summerhill

Sundrive

Sutton

Swords

Tallaght

Templeogue

Terenure

Walkinstown

Our website also provides information about septic tanks, foundations, structural walls, roofs, attics, grounds and much more.

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Cracking in walls resulting from pyrite in backfill

Pyrite And Your Home

The damage that pyrite can cause is stressful to the home owner and an expensive problem to remedy. The possibility that pyrite may have been used in a small number of homes in a development can have a very negative affect on all property values in that development. The presence of pyrite in the backfill in almost all cases cannot be seen from a visual inspection. Pyrite in backfill can take upwards of 40 years to fully oxidise (swell) and become stable. Removing pyrite is an expensive task which involves supporting the existing first floor structure and roof, removing the existing concrete floor slab, partition walls resting on the floor slab, removal and replacement of all services in the affected area, removing all existing contaminated gravel and then replacing same with proper materials.

Pyrite affected backfill has been used in house construction for possibly up to 20,000 homes in Ireland.

What is pyrite.

Pyrite (FeS2) is a very common mineral. Traces of it can be found in the sedimentary rock (quaries) used to make crushed stone for backfill.

By itself pyrite is not normally a problem, but when you combine it with moisture and oxygen in a confined space it can become a problem.

In the presence of moisture and oxygen, pyrite oxidizes and produces sulphuric acid. The acid reacts with the calcium carbonates found in the crushed stone and swells.

Swelling of the backfill under floor slabs.

If pyrite affected backfill never got wet, or had no access to oxygen, it would remain mostly static.

In the presence of moisture and oxygen, pyrite oxidizes and produces sulfuric acid. This acid reacts with calcium carbonates found in the backfill. The chemical reaction results in the formation of sulphate and gypsum. The gypsum crystallizes and causes the backfill to swell under the concrete floor slab. Over time this chemical reaction will cause the concrete slab to flake and crumble.

This swelling will lift the floor slab and interior structural supports resting on it. Swelling is usually worse if there is a higher concenstration of pyrite in the backfill and the amount of swelling is also determined by the thickness of the backfill.

This is usually a slow process. On average, experience from similar problems in Canada suggests it can take about ten years before any noticible damage is noted.

Frequently Asked Questions about Pyrite.

If I suspect pyrite what evidence do I look for?

Depending on the type of construction, backfill is often placed under concrete floor slabs. The presence of Pyrite in the backfill can result in a section or the entire entire floor slab to lift several centimeters, causing cracks in the slab. Internal and external doors may also stick and/or catch on the floor.

There is also a visual presence of needle-like white crystals mixed with the concrete near the cracks.

Cracks caused by Pyrite can be seen by sections of the floor rising in the corners of rooms or in the form of a cross or a star towards the centre of the floor. These types of cracks can take one to 1 to 10-20 years to appear.

Does sulphation result in concrete slab floor to swell and crumble?

Sulphation will result in the concrete slab swelling and crumbling. It can result in swelling up to 150mm. The moisture under the concrete floor slab rises upward, lifting the sulfuric acid which has resulted by oxidation of the pyrite. When sulfuric acid comes into contact with the underside of the concrete floor slab, the concrete swells from sulphation and starts flaking and crumbling.

The swelling concrete expands. The strip foundations and rising walls may prevent horizontal expansion; so the swelling usually occurs upwards from the centre or corners of the floor slab.

Does pyrite cause damage to foundation walls?

In limited cases, the lateral forces of the swelling backfill will produce cracks in the foundation rising walls around the property.

What age properties are affected?

The majority of properties affected have been built during the celtic tiger years, However some older properties are also affected and occaisionally the defect was not correctly diagnosed.

Is Pyrite a health issue?

The swelling of backfill does not have harmful effects on the health of the occupants of the house, save for the stress it leads too. The vast majority of expert opinion is that the quantities of sulfuric acid are too minute to cause health problems. It is possible that the radon barrier maybe compromised leading to ingress of radon gas into the dwelling.

How quickly will I see the affects of pyrite?

Damage attributable to swelling caused by pyrite can appear very soon after construction is complete. Swelling may occur sooner if oxidation of the backfill has already started during construction. This may happen if the crushed stone has been exposed to a moisture. The speed of reaction will depend on several factors. Pyrite can take between ten to forty years to fully oxidize.

Can I slow down the rate of swelling?

Absence of moisture can reduce the speed of the swelling of pyrite backfill. The process of oxidation cannot be prevented but oxidation over a longer period of time could result in less damage than rapid oxidation. Ground level moisture can be reduced by better surface drainage immediatly outside the exterior walls.

What if I have a long fine crack in my concrete floor?

Most concrete floor slabs will develop drying cracks. This is normal when floors dry out too quickly. As concrete dries, it shrinks. These cracks are most likely not caused by swelling due to the presence of pyrite.

Who should I call if I have a suspected pyrite problem?

Contact your builder or insurance company if your property is covered under an insurance guarantee. Also check with neighbours in your estate to see if anyone is complaining about a similar problem. The testing for the existance of pyrite is evaluated by specialist laboratories which test for pyrite from sample submitted to them and not by a visual inspection.

There are a number of specialist engineers and contracting companies who specialise in pyrite investigation.

What is the main longterm solution to remedy a pyrite problem?

The only longterm solution is an expensive solution which involves substantial building works as follows.

Break and remove the concrete slab floor

Excavate and the backfill and any contaminated subsoil

Replace backfill according to Part D of the Building Regulations.

Pour a new slab.

Existing services, partition walls and first floors would also need to be replaced and supported during this re-instatement.

This work should be undertaken by competent building contractors.

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About 70% of our pre-purchase building survey business originates from existing clients or from their solicitors who are familiar with our survey reports. We don’t advertise in phone book directories, local or national papers. We concenstrate our efforts in providing our clients with detailed and thorough pre-purchase building surveys. Most importantly our service does not end when you receive your building survey report. We have a detailed Common Questions section on our website where registered users can ask questions or read answers to previously asked questions. This service is very benifical for guidence if a client is planning to build an extension or make alterations or other changes to their existing house.

Read what our building surveying clients have to say.

W Shaw, Celbridge, Co.Kildare.

“Many thanks for your efficiency and thoroughness in the survey”

A Louis, Castleknock, D15.

“Thanks for your comprehensive report and prompt service”

S Lander, Ranelagh, D6.

“Many thanks for your prompt, efficient and professional service”

T Kelly, Lucan, Co. Dublin.

“I’ll take the opportunity to thank you for your professional and informed report”

A Flusk, Leixlip, Co. Kildare.

“Thank you for your prompt and thorough survey”

M Yandle, Nass, Co. Kildare.

“We are very happy with the outcome of the property inspection and will be going ahead with the purchase”

C Martin, Lucan, Co. Dublin.

“Many thanks for your report and assistance”

M Byrne, Balbriggan, Co. Dublin.

“”Thanks for the excellent service”

C Brennan, Blanchardstown, D15.

“I would like to express my thanks to you for your services and the promptness of your inspection”

M Klitz, Lucan, Co. Dublin

“Many thanks for your prompt and comprehensive service”

E O’Flynn, Navan Rd, D7.

“My compliments on what was a very professional service”

P O’Boyle, Celbridge, Co. Kildare.

“Many thanks for your thorough report”

M Enticott, Lucan, Co. Dublin.

“I would like to take this opportunity to thank you for your prompt and efficient work. It has been a pleasure to do business with you”

W O’Connell, Celbridge, Co. Kildare.

“Thank you for your thorough and professional service”

M Begue, Celbridge, Co. Kildare.

“Thank you very much for the service provide, we were really impressed”

B Shaw, Santry Ave, D9.

“I would like to take this opportunity to thank you for doing such a thorough report. I was very happy with it and will recommend to anyone”

S Kerr, Naas, Co. Kildare.

“Thank you for your follow up advice”

C Fox, Clonsilla, D15.

I would like to thank you for your help in this matter and will not hesitate to recommend Property Health Check to any friends in the future”

D Geraghty, Cabra, D7.

“Many thanks for your prompt and thorough attention to the structural survey which we requested and your follow up advice”

D Kelly, Cabinteely, Co. Dublin.

Many Thanks for you excellent inspection of the property we are purchasing. We are delighted with your professional assessment”

J Metcalf, Cabra West, D7.

Thank you very much for the prompt and thorough report. It was extremely useful”

G Kenion, Newcastle, Co. Dublin.

“”Thank you for all that you have done and for keeping your fees very reasonable”

M Steele, Beaumont, D9.

“Thank you for your comprehensive report and advice”

S Perkins, Glasnevin, D11.

“I would like to thank you for your very professional and detailed report and I would recommend you to any prospective buyer”

K Byrne, Walkinstown, D12.

t;I would like to take this opportunity to thank Mr Sweeney for the swiftness and quality of his work “

A. Tiernan, Leixlip, Co. Kildare.

Thank you for the property survey. Your comments and advice were very useful and much appreciated”

K Coss, Ballsbridge, D4.

“Many thanks for the comprehensive report”

N Brady, Clonsilla, D15.

“Thanking you for your prompt report and services”

P Somerville, Clondalkin, D22.

“We found your service most efficient, thorough, reliable and would have no hesitation recommending your company”

M Healy, Phibsboro, D7.

“Many thanks for your excellent service”

T Joyce, Irishtown, D4.

“I would like to thank you for the thorough investigation which you carried out”

B Pierce, Lucan, Co. Dublin.

I am more then satisfied with the service you provided and the results of this detailed report, Thanking you”

B Ryan, Kilcock, Co. Meath.

“We would like to thank you for your quality of service and such a quick response to my call”

D Ellison, Ratoath, Co. Meath.

“A quick thank you for the very efficient and cost-effective service you provide-we wouldn’t hesitate to recommend you to our friends”

D Nolan, Tallaght, D24.

“I wish to thank you for your services and the speed in which they were carried out”

R Kehoe, North Strand, D3.

“Many thanks for carrying out the survey for us so promptly and so efficiently, it has been invaluable to us”

M Purcell, Celbridge, Co. Kildare

“Thanking you for your very professional service”

S Mc’Quirk, Swords, Co. Dublin.

“Many thanks for your assistances regarding my queries on the survey”

M Whelan, N.C. Rd, D7.

“I would like to thank you for you services and wish you luck with your business”

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Adrigole

Anascaul

Bantry

Baraduff

Caherdaniel

Cahersiveen

Castleisland

Castletown Bearhaven

Dingle

Glenbeigh

Glengarriff

Kenmare

Kilgarvan

Killarney

Killorgan

Lauragh

Milltown

Rathmore

Sneem

Tralee

Waterville

Our website also provides information about septic tanks, structural walls, roofs, floors, grounds and much more.

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Electrical Service and Meter

The electrical service to a property is supplied by either an overhead power cables or underground cables connecting directly into the ESB main fuse and ESB meter. These cables and meter are the property of the ESB. The service to most residential properties is single phase supplied by two conductors and delivers 240 volts of current to the property. Some larger homes and commerical properties have a three phase power supply supplied by four conductors. One neutral and three live and supply 380 volts of current to the property. A different meter is needed for this set up.

Main Electrical Panel

The main electrical panel in older houses would normally be a fuse panel unless the panel was upgraded. Panels in houses built in the last thirty years would have a breaker panel with trip switches. Fuse panels have been replaced by breaker panels since the 1970′s. The electrical panel is divided into separate branches known as circuits. Each circuit serves a separate area, system or appliance like a cooker. Each of these circuits should be protected by an over current protection device, which is either a fuse or a breaker. Sub-electric panels are provided when the main panel becomes overcrowded or when additional fixtures or extensions are added.

Wiring

Most wiring used in properties since the 1950′s is PVC sheathed copper wiring and from the 1980′s multicore PVC /PVC copper wiring is used in most 20 amp circuits (and larger circuits). In older houses vulcanised rubber coated copper wiring can still be found. This wiring should be replaced.

RCD, Residual Circuit Detector, or ELCB, Earth Leakage Circuit Breaker

An RCD will give added protection to the electrical circuits within the property and is normally located in the main panel. An RCD will trip on an earth leakage of as little of 0.03 milli-amp and in a 40th of a second RCD’s should be rested regularly.

Plug Sockets

Plug sockets are normally fitted to walls and allow access to the wiring system. Plug sockets would normally be on a 20 amp breaker circuit. A small home would normally have a minimum of three plug socket circuits, one for the kitchen and one for the downstairs rooms and one for the first floor rooms.

Light Circuits

Light circuits would normally be on a 10 amp breaker. There would normally be a separate circuit for each different floor level in a typical house.

Light circuits would not be controlled by the RCD detector as they would likely to keep tripping the RCD breaker.

Outdoor Components

Exterior components and wiring should be weather proofed and use outdoor protected electrical wiring and fittings.

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What is radon?

Radon is a radioactive gas which occurs naturally in the ground from the decay of uranium present in rocks and soils.

Why is radon a problem?

It is estimated that the effects of exposure to radon gas kills about 200 people a year in Ireland.

You cannot smell, see or taste radon gas. Radon can only be measured with special equipment.

Radon is a radioactive gas which produces minuscule radioactive dust particles. When breathed into the lungs, the radon gas is absorbed in the airways and onto the lungs.

This can result in a radiation dose that can cause lung cancer.

The chances of contracting lung cancer from exposure to radon gas normally depends on the concentration of radon gas a person has been exposed to and for how long a period this occurs.

When you are exposed for an indefinite period of time to significant levels of radon, a persons risk of developing lung cancer increases.

Radon is a similar carcinogen to asbestos and tobacco smoke. The World Health Organisation classified Radon a Class 1 carcinogen.

Radon is not normally linked to any other types of respiratory illnesses or other types of cancer.

What can I do to protect my home.

Get the radon level in your home measured by using approved radon detectors.

If the results are high, certain works should be carried out to your home to reduce your exposure.

How does a radon measurement work?

A radon measurement is normally carried out by placing at least two radon detectors, in your home for ninety days.

The radon detectors may be placed in a bedroom and in a living room – the places most likely to be occupied. You should check with the radon detector supplier as to the best

places to leave the detectors in your particular house.

As the radon detectors will always be measuring, they should be placed in the rooms immediately on opening. The user instructions accompanying the detectors should be

followed in order to get the most exact readings.

Normally after ninety days the detectors should be returned to an approved laboratory to be analysed. The results will show how much radon the detectors have been exposed too.

Once the results are determined a written report should be sent to the person who requested the radon measurement. The report will show the average level of radon in their home and advice on what to do if the results are problematic.

A typical price charged in Ireland is about sixty (60) euro to purchase two radon detectors to enable a home be monitored for radon.

If you require more information on Radon you can Contact the Radiological Protection Institute of Ireland. They should be able to answer must of your questions.

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Building Survey, what to expect during your building survey!

What To Expect: Many home buyers sometimes buy their home on impulse. Experienced building surveyors can help home buyers avoid buyers remorse by reporting on building defects and problems before the home buyer finds them after closing. As a professional Building Surveying company we at Property Health Check, provide our building surveying clients with the tools they need to make an educated choice regarding the quality and condition of their potential new home. We inspect for common defects and not so common ones. By hiring an experienced building surveyor who has your best interest solely in mind, our clients are better able to judge the strengths and weaknesses of the home in which they are under contract to buy. Depending on the clients requirements, we can inspect the structure, foundations, structural walls, exterior, drainage, grounds, roof, floors, stairs, windows, doors, ventilation, dampness, plumbing, electric, heating, interior and attic. We will provide a clearly written report in plain English.

Buyers Benefits: A professional pre-purchase Building Survey is the best way for potential home buyers to effectively evaluate the risks of a property purchase. A major concern of home buyers is being suddenly confronted with major and costly problems after they take possession of a property. A professional pre-purchase building survey can reduce anxiety by screening for problems and itemizing them in a comprehensive report. The building survey report may include approximations of repair costs and recommendations of useful upgrades to the property systems. The general result of a professional building survey is that the property buyer will make a significantly more informed purchase.

Screening for Problems: All homes have strong and weak points, they are not always what they seem. Gain the perspective and sound information you need to make better decisions with a building survey performed by an experienced professional building surveyor. A good building surveyor works through a very long checklist of potential concerns to identify the major and minor deficiencies in the home. A good report will clearly describe the problems in plain English.

Provide Owners Benefits: Home owners who are planning to make improvements to their homes in order to increase its market value would be well advised to have it inspected first. A building surveyor can help prioritize home improvements and offer advice on the best ways to approach repairs. More importantly, a building surveyor can help the seller identify potential or undiscovered problems before those problems become material for contract contingencies. By taking a pro-active approach one can avoid the frustrations many owners encounter when they are asked to re-negotiate their contracts because of unanticipated problem areas.

Credentials: Like any other professional, building surveyors have varied degrees of expertise. All building surveyors, architects and engineers should be carefully screened. Building Surveyors learn from experience. It takes a few thousand building surveys for a building surveyor to LEARN what it takes to satisfy clients. I have spent over twenty years as a building surveyor and have carried out over 10,000 building surveyors and I still see things I have never seen before. Would you want the biggest investment of your life inspected by a person who normally does not carry out building surveys? MAKE SURE YOU ASK FOR A RESUME FOR THE PERSON WHO WILL CARRY OUT THE BUILDING SURVEY ON YOUR HOME!

Many people without specific building surveying qualifications offer pre-purchase building surveys. Likewise, qualifications are not always what they seem. Engineering and architectural qualifications alone do not prepare anyone to competently survey homes and communicate the findings. A helping attitude, good communication skills, and mature judgment must supplement technical competence AND EXPERIENCE. Make sure you work with a building surveying company that shows you upfront a sample report which specifies both what is offered and what limitations apply before you engage that company. Most verbal “warranties” offer little comfort.

What does a typical building survey cover?

Our Building Survey includes an examination of the following:

• Movement or settlement in the house foundations

• Movements or cracks in the house’s exterior walls

• Condition of windows and exterior doors

• The roof of the property, including roof coverings, flashings, chimneys and gutters

• Interior attic space

• Interior walls, ceilings, floors and stairs

• Standard of insulation throughout the property

• Inspection of exterior aspects to the property, including drainage, paths and driveways and boundary walls / railings.

• An overview of the plumbing, heating and electrical system

For more information on building surveys and defects please read through our website.

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The structure is by far the most important part of a building survey. In many instances, structural problems can be very expensive to repair. The structural part of the building survey involves examining all the visible parts of the exterior, the roof, interior walls, ceilings, floors, attic spaces, doors and window frames. Particular attention is paid to visible evidence of past or present movement such as cracks, settlement, bowing, lifting and heaving.

Movement or structural settlement can occur at any time. Regular monitoring of the property should be undertaken.

Foundations

Foundations are the most important structural element of a property. Older properties would normally have stone foundations. Common types of foundations are now of poured concrete and are generally termed strip foundation, raft foundations and pier and beam foundations. As foundations are not visible during a building survey the building surveyor will be looking for visible evidence of settlement / movement in the walls, floors, arches, etc to determine the likelihood of foundation movement. Most older properties may have settled to some extent. The main concern here would be recent or ongoing settlement or movement.

Walls

Walls are divided into structural walls and non-structural / partition walls. Outer walls are almost always structural bearing walls while inner walls maybe either structural or non-load bearing partition walls. Alterations to walls should not be carried out until such time as it has been confirmed that the wall to be altered in not load bearing.

Floors

Floors should be designed to take the dead and imposed loads imposed on them. The scope of a pre-purchase building survey does not carry out calculations to confirm the structural effectiveness of the floor, but whether the floor appears to be in a structurally sound condition.

Floor Ventilation

Adequate ventilation is required under suspended timber floors to remove excessive moisture. Excessive moisture in the crawl space under the timber floor is a common reason for decay in floor joists and floor boards.

Flooding

Previous damage caused by flooding would normally have been repaired and flooding damage may not be obvious to a building surveyor at a time of a building survey. It is important to check with people living in the immediate area, the local authority and insurance companies who insure properties before purchasing a home.

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Qualified Building Surveyor

We are one of the few building surveying companies who actually specialise in pre-purchase building surveys for home buyers. We will tell you what is wrong with the home and advise you if the defect is or has the potential to be a major or minor flaw.

We provide a number of building survey solutions for our clients who are in the process of buying a property.

Some of our clients have a good idea about the property that they are buying and are primarily looking for peace of mind, concerning the main structural areas of the house.

Other clients want a technically exhaustive survey carried out including a detailed examination of the foundations, structural walls, grounds, exterior, roof, attic roof timbers, stairs, floors, electrics, heating, plumbing, bathrooms and interior broken down room by room.

We encourage our client to read in full the building survey report and not to scan through the report summary. If you have any concerns about the property you can discuss them with the building surveyor who examining first hand the condition of the home. At this time, the strengths and weaknesses of the property will be pointed out and explained to the client. The client will also receive a full written report on the property. Samples of our building survey reports are available to view on this website.

Our website also gives our clients detailed information about structural components and service and maintenance issues relating to residential properties. Our frequently asked questions (FAQ) section deals with numerous areas relating to residential properties and is constantly being added too. This includes questions that home owners have about existing properties and questions about possible alterations or extensions to their property.

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HOW SEPTIC TANKS WORK

Septic tanks are designed to allow liquids to flow through the tank and enter a percolation area without causing damage to the environment. Waste waters enter the tank and the flow is reduced through a series of baffles allowing the solids to sink to the bottom. Additionally, smaller particles float to the surface creating a scum. By holding the water in the system, suspended solids are removed and much of the sludge decomposes through natural aerobic and anaerobic processes.

In turn the semi-treated liquid is allowed to exit the tank into the percolation area and beyond.

Emptying Frequency.

There is no hard and fast rule, but for a septic tank to work efficiently the sludge (solids) needs to be removed based on the capacity of the tank and the use it is subjected to. The frequency of “de-sludging” will depend on size of the property and the number of occupants. However, most will require emptying at least once a year are in the case of modern biocycle system or secondary treatment systems according to the manufacturers specificiations.

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Tips in improving efficiency of septic tanks.

• Don’t dispose of: commercial chemicals, medicines, disposable nappies, incontinence pads or hygiene products down the toilet.

• Don’t use large quantities of biological cleaning agents and bleach.

• Don’t hose down the baffles and media areas of the tank. It is important for the bacterial media to remain and restart the biological process.

• Do have the septic tank “de-sludged” regularly.

• Do use biologically friendly products.

Typical Problems and Solutions

Odour

Likely cause, Sludge particles leaving the septic tank and entering the percolation area or sludge has blocked the exit and the tank is overflowing.

Solutions:Have the tank “de-sludged” or emptied.

System backing-up

Likely blockage in the in-let pipe, blockage in the out-let pipe. percolation area blocked.

Solution:Clear in-let and/or out-let pipe. Remove and replace percolation area.

Septic Tank refilling immediately after emptying

Likely, high water table. Ground water enters the tank via the percolation area.

Solution:None. (possible solution is to increase the height of the area were septic tank and percolation area ore located-expensive and not always a solution)

Septic Tank refilling immediately after emptying

Likely, High water table : Tank ruptured allowing ground water to enter the tank.

Solution:Clear and clean tank, inspect, repair or replace.

Differences between septic tanks and biocycle (secondary treatment systems).

A septic tank does not have any movable parts. its basically a two chamber concrete tank that uses anaerobic bacterial action to break down effluent waste.

Biocycle and other secondary treatment systems have movable parts such as maceraters, aerators etc to aerobically break down the effluent and need a source of electric power to operate.

Biocycle / secondary treatment systems have shown to breakdown a higher percentage of solid waste and have safer effluent than septic tanks as the sludge decomposes through a mechanical assisted aerobic and anaerobic process. This can be twice as efficient as a non-mechanical assisted aerobic and anaerobic process in a traditional septic tank.

The requirement to use a septic tank or secondary treatment system is usually dependent on the site conditions, however most Local Authorities (following a site assessment), will now require the use of a treatment system fitted by an approved contractor with appropriate professional indemnity insurance. Always check with your Local Authority before carrying out any renewal works to an existing septic tank.

An occupier of a property can be subject to substantial penalies if their septic tank or secondary treatment system is found to be polluting the environment.

General Information and Running Costs.

The septic tank’s main function is to remove solids from the effluent, allowing a liquid effluent to soak into the soil through the percolation area.

The efficiency of septic tanks can vary significantly, frequent desludging of ineffective septic tanks can prevent anaerobic digestion of waste materials further reducing the

efficiency of septic tanks.

A biocycle system or a secondary treatment system, is a more efficient and effective treatment system that incorporates a septic tank and a submerged aerated filter for secondary treatment within a single tank. The desludging intervals can also extend up to seven and more years according to some manufacturers. These secondary treatment systems will normally require to be serviced by an approved contractor on a yearly basis according to manufacturors specifications

A properly designed and installed secondary treatment system, can be up to twice as efficient as a traditional septic tank system in breaking down waste and discharging a cleaner effluent to the environment.

A secondary treatment system should have all paper work including design and installation assessments, site assessment and planning conditions available for inspection to confirm that it has been installed to standards and complies to planning permission requirements.

Running costs, depending on the type of secondary treatment system in use, a secondary treatment system runs on electricity continuously and would be expected to consume at least as much power as a fridge.

The treatment system will also require to be desludged as per manufacturors spectifications.

There is also an annual service charge for the inspection of the secondary treatment system plus the cost of labour and parts if they need to be replaced or repaired.

Pending Legislation on the Licensing and Regulation of Septic Tanks.

The European Court of Justice has ruled against Ireland for failing to have a proper system of licensing and regulating individual septic tanks.

It is estimated that there are over 400,000 septic tanks in Ireland.

It is accepted that many septic tanks and percolation areas have been constructed in areas not suitable for same and their maintenance is often ignored.

Ireland is required to introduce a scheme to insure that septic tanks and waste water disposal are in compliance with EU Regulations and to maintain compliance into the future.

It is expected that the proposed scheme would include a

i)scrappage remit to facilitate the replacement of inefficient / polluting septic tanks and treatment systems,

ii)an inspection schedule to ensure ongoing maintainance and monitoring of septic tanks,

iii)a licensing system that is renewable

iv)an enforcement element.

Operation of Septic Tank inspection scheme.

Some commentators consider that a system similar to the NCT (National Car Test) would work, in that each property owner would be given a date when an Inspector is to call to their property. The property owner would allow for access to the septic tank including relevant documentation and maintenance records. The costs of the inspection would likely be carried by the property owner.

If the septic tank is found to be working correctly, then a certificate would be issued and remain valid for a limited number of years.