The Proper Use of Septic Tanks

Choosing/building a suitable septic tank

There are several key properties that your septic tank requires to be legally compliant and satisfy health and safety regulations.

• Any factory-made septic tanks should meet the British Standard EN 12566-1.
• If you have constructed your septic tank out of brickwork or concrete, ensure that it is roofed with heavy concrete slabs. Bricks used in the walls of the tank must be an engineering brick model that is at least 220 mm thick. Mortar used must be a 1:3 cement-sand ratio. In-situ concrete should be at least 150 mm thick.
• The septic tank must have ventilation and this should be installed such that there is no leakage of the contents and the ventilation is kept from buildings.
• The capacity below the level of the inlet of the septic tank should be 2,700 liters for up to 4 users then an additional for 180 liters for each user above that.
• Ideally, there should be two chambers within the tank that operate in series and prevent immediate disturbance upon the entry of new waste through the inlet.
• If the septic tank has a width of 1.2 metres or less then the inlet must be a dip pipe.
• Steeply laid drains should limit velocity of incoming waste by laying the last 12 metres at a gradient of 1/50 or flatter to prevent turbulence.

Required marking of your septic tank

• Nearby habitation must have a notice regarding the septic tank affixed to a wall.
• The notice must state that the septic tank is in use for foul drainage discharges, the type of secondary treatment used, the maintenance required and that the owner is legally responsible the system does not cause nuisance, pollution or a health hazard.

Choosing where to place your septic tank

• Ensure that your septic tank is at least 7 metres from any habitable sections of buildings.
• If possible, place the septic tank downslope from any habitation.
• Place the septic tank in a position such that it is within range of a hose such that the tank can be cleaned and emptied but does not endanger any occupants of nearby buildings.
• The septic tank should be no more than 30 metres from any vehicle access point (to allow access for a tanker to take and remove the waste.
• Ensure that the invert level of the tank is a maximum of 3 metres below the level of vehicle access.

Maintenance of your septic tank

• The septic tank must be emptied at least once every 12 months by a licensed contractor.
• An inspection must be carried out monthly of the outlet chamber or the distribution box to observe the effluent is free-flowing and clear.
• The septic tank must be used in conjunction with a secondary treatment such as a drainage field, drainage mound or a constructed wetland & this will have its own maintenance procedure.

Plymouth Student Union Letting Agency

Quite an interesting piece of news from the Plymouth Herald; the University of Plymouth Student Union has set up their own letting agency in response to the high number of problems their students have had with accommodation. The service is designed to focus on maintaining good conditions in the properties and improving student quality of life. The student formed agency also has its own property maintenance programme to promptly solve any problems that do arise.

Personally, I think this is a great idea and it takes straight after organisations such as the Cardiff Student Union letting agency which recently won an award from the London Times.

Here are some of the advantages we at BPM Maintenance can see in the scheme:

• The student union agency offers a very reasonable service to students with no agency fees, which can run into hundreds of pounds with an independent agency. 
• The strong links with the university give students peace of mind; knowing that their accommodation is in the hands of people who have their best interests at heart, rather than pursuing profit.
• Offers an alternative to existing organisations such as Unite, which provide pseudo halls of residence that may not appeal to all types of student.
• Material and information supplied is tailored for the students of that university rather than students or clients in general.
• Student union services such as this provide excellent work experience for then university students organising it.

Some possible downsides:

• The service may provide excellent experience for the students, as they will likely have very little relevant existing experience in the field. This may lead to mistakes and error which are part of the natural learning process, but could be detrimental to an already vulnerable sector (finance wise).
• High staff turnover due to the organisation being run by students; unable for individuals to build long standing relationships with landlords in the area and gain associated knowledge of properties for long.
• Students combining letting work with studies could lead to low quality.

Landlord vs Tenants

The private renting system can land both tenants and landlords in the soup when care is not taken. Two recent articles, one from the Herald Express; detailing rogue landlords in Torbay, South Devon, the other from the Central Somerset Gazette; concerning appalling tenants in Glastonbury.

Within Torbay, private landlords hold hundreds of low quality, ill-kept and poorly maintained properties across the resort. Many are often in the most deprived areas of the town, areas amok with the less disciplined kind of youth, prone to outbreaks of graffiti, noise and violence. Within just the last year, there have been 1400 complaints from local tenants, compared to just 3 and 40 from nearby, comparable towns. The landlords evict any tenant that complains about the low standard of living/quality of life.

The Glastonbury report tells the story of a landlord who accepted tenants on housing benefit and under the care of social services in the mistaken belief that this would provide some form of security, in that the public sector would ensure his new tenants are kept in line. However, when they finally moved out the unfortunate landlord discovered his house had been effectively ruined, with human excrement on the walls and the interior furniture left in wreckage.

Both cases highlight the importance of ensuring a detailed check is made on both sides of the tenancy agreement. Both the landlord and the tenant-to-be are making a costly decision that significantly affects their lives. Such a decision cannot be entered lightly and without the utmost care. The landlord should make use of a professional tenant letting service which obtains references from past landlords to check how they treat a property and their employer to check they can pay the rent.

The tenant should make at least one visit to the property before signing anything. A prospective tenant should make a check-list of what they're looking for in a property, tell-tale signs of maintenance required and prospective problems. They should check the lights, plumbing, electrical, doors, heating and more to know the property they are moving into sufficient to provide for their basic needs. Another useful task would be contacting local residents, scouting the nearby area to judge the quality of the neighbourhood.