Sourced from HB 2671 (2025 Acts of Assembly, Chapter 103), § 59.1-310.9 of the Code of Virginia, and 2026 Virginia market data — last checked August 2026.
Who Can Perform One
Inspections must be performed by professionals licensed through DPOR as onsite sewage system operators or onsite soil evaluators.
To use the title “accredited septic system inspector” in connection with a real estate transaction, including a refinancing, the person must be accredited by the National Sanitation Foundation or an equivalent body.
That’s a meaningful change. Before HB 2671, point-of-sale inspections varied widely in scope and quality, producing inconsistent evaluations and confusion for homebuyers. Now there’s a floor.
What It Must Cover
Under § 59.1-310.9(C), the inspector must obtain, evaluate, describe or determine the advertised number of bedrooms and the designed system size, as stated in available local health department information such as the current operation permit or the current repair permit.
Beyond that, a competent inspection covers tank condition, baffles, the distribution system, and drainfield performance.
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What It Costs
| Type | Typical Cost |
|---|---|
| Standard residential inspection | No published state fee — ask what is included |
| Northern Virginia (Loudoun, Fauquier) | Typically higher than the state as a whole |
| With pump-out | Adds to the cost |
government does not publish installed-cost figures, and we could not source these from any published record. Treat the ranges above as rough orientation rather than a budget. The numbers you can actually rely on are your permit fee, which your county publishes, and three written bids from licensed installers.
Who Pays
The law doesn’t specify. In practice it’s a negotiating point.
Sellers who inspect before listing gain an advantage — they find out about problems on their own timeline rather than during the buyer’s due diligence, when time pressure works against them.
Buyers who wait until under contract risk discovering an issue with the clock running.
If You Have an Alternative System
An AOSS already has documentation you should be reading. Under 12VAC5-613, there’s an approved O&M manual required to be understandable to any potential owner, and an operator’s log that the seller must make a reasonable effort to transfer to you.
Ask for both. Also worth establishing whether the system’s application was filed before or after December 7, 2011, since that determines whether renewable operation permits and laboratory sampling requirements apply. See our AOSS guide.
If You’re in a CBPA Locality
Separate from any inspection, properties in a Chesapeake Bay Preservation Area require pump-out at least every five years. Some localities accept a certified inspection in lieu of pumping.
If you’re selling, having those records in order matters. See our CBPA guide.
Virginia Septic Guide — Free Tool
Do You Actually Need a Septic Inspection to Sell?
Which doesn’t mean you won’t need one. Here’s what actually determines it.
Directional guidance only, based on HB 2671 (2025 Acts of Assembly, Chapter 103; signed March 20, 2025; effective July 1, 2025), which amended §§ 59.1-310.7 and 59.1-310.9 of the Code of Virginia. Not legal advice — your closing attorney or agent is the authority on your specific transaction.
Before you budget for the full amount — grant and loan programs exist for septic repair and replacement. See what help is available in Virginia.
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Frequently Asked Questions
How much does a septic inspection cost in Virginia?
No Virginia agency sets or publishes an inspection fee. What you pay turns on whether a pump-out is included and whether you need written documentation for a sale. Ask two or three inspectors what is included before comparing prices.
What must a Virginia septic inspection include?
Under section 59.1-310.9(C), the inspector must obtain, evaluate, describe or determine the advertised number of bedrooms and the designed system size from local health department records such as the current operation or repair permit.
Who pays for the inspection?
The law does not specify. It is a negotiating point. Sellers who inspect before listing gain an advantage by controlling the timing.
Is a septic inspection required in Virginia?
No. HB 2671 governs what an inspection must contain when one is requested; it does not require one. Your lender is usually what determines whether you need it.