Selling a Home with a Well or Septic System in Washtenaw County? Here's What to Know About Time of Sale
If you're buying or selling a home in Washtenaw County, you may have heard the words "Time of Sale" or "TOS." For homes on a private well or septic system, this is one of the most important steps in the sale, and planning ahead can make the difference between a smooth closing and a stressful delay.
What is the Time of Sale Program?
Washtenaw County's Time of Sale program makes sure drinking water is safe and sewage is properly disposed of before a home changes hands. If a home is served by an onsite well and/or septic system, those systems must be inspected by a county-certified inspector and approved before the home can be sold. The county's Environmental Health Division reviews the inspection report and must give its authorization before the deed can be transferred to the new owners.
The good news for many buyers and sellers is that homes on municipal water and sewer aren't affected. But if you're in one of our beautiful rural townships or lake communities, chances are this applies to you.
Why Does the County Require It?
Michigan is unusual here: it's the only state without a statewide sanitary code, so counties and townships set their own standards. Washtenaw County created this program because nearly half of the septic systems in the county have reached the end of their expected service life, and drinking water quality and availability have been declining. In other words, the program protects buyers from inheriting a failing system and protects the lakes, streams, and groundwater we all share.
Who Does the Inspection?
Homeowners must hire an inspector certified by Washtenaw County Environmental Health. Every inspection follows a standard procedure, and results are submitted on a standardized form that describes how the well and septic system were built, their current condition, and any recommendations. The county publishes its list of certified inspectors at washtenaw.org/tos.
If the home has a well, expect water testing as part of the process. Water samples must be taken and tested before the deed can transfer.
What If the System Doesn't Pass?
Don't panic. A failed inspection doesn't automatically end a sale. The sale can still move forward once the county approves a corrective action plan (which may be a permit to replace the system), proof of a contract to complete the work, and an escrow account to cover it. Buyers and sellers can then negotiate who covers the cost, just like any other repair item.
Are There Exceptions?
Yes. Some transfers are exempt from inspection, including:
- Transfers from a spouse
- Changes in ownership solely to remove a spouse
- Transfers subject to a life lease or life estate (until it expires)
- Transfers resulting from foreclosure or forfeiture
- Transfers by redemption from a tax sale
If you think your situation might qualify, check with the county before assuming.
How Long Is an Inspection Good For?
Approvals are valid for one year. That means you can have the inspection done early in the listing process without worrying that it will expire before a typical closing.
My Top Tips for Sellers
Even the county recommends having the inspection done when the home is listed, and avoiding second-opinion inspections, which tend to cause delays and confuse buyers. Getting it done up front lets you handle any repairs on your own timeline, price your home with confidence, and give buyers peace of mind from day one.
A Free Time of Sale Inspection When You List With Me
When you list your Washtenaw County home with me, I'll cover the cost of your Time of Sale inspection as a courtesy, performed by Brad Naebeck of Washtenaw Concrete & Excavating, a county-certified Time of Sale inspector. Full disclosure: Brad is my husband. We started offering this because we've seen how much smoother a sale goes when the inspection happens right at listing, and we wanted to take one cost and one scheduling headache off our sellers' plates.
You're never required to use Brad's company. You're always free to hire any inspector on the county's certified list, and choosing someone else won't affect my service to you in any way.
My free Time of Sale inspection covers the inspector's fee, the county review fees, and the well water lab fees for homes listed with Lianna Naebeck Realty. Tank pumping isn't usually part of a Time of Sale inspection, but if the inspector finds it's needed, it's billed separately. Any repairs or additional testing are also separate charges.
Questions About Buying or Selling a Home With a Well or Septic?
I'm happy to walk you through the process and help you plan your timeline. Reach out anytime.
Lianna Naebeck Lianna Naebeck Realty | Reinhart Realtors 800 S. Main Street, Chelsea, MI 48118 734-645-1712 | [email protected] | LiannaNaebeck.com
This article is general information, not legal, tax or financial advice. Consult a qualified professional about your situation.
