Arizona septic inspections for home sales

Every Arizona home on septic needs a transfer-of-ownership inspection before it sells. The seller has the system inspected within six months before closing, the buyer gets the report, and the buyer files a Notice of Transfer within 15 calendar days after closing.

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What the rule says

Arizona Administrative Code R18-9-A316 requires the person transferring a property served by an on-site wastewater system to have it inspected within six months before the transfer, by an inspector who meets the state's qualifications. The inspector completes a Report of Inspection, and the seller gives it to the buyer before the transfer. The buyer then files a Notice of Transfer, with a fee, within 15 calendar days after the transfer. The University of Arizona's Cooperative Extension notes the inspection can't be waived.

Step by step for sellers

1. Book the inspection early. Any time within the six months before closing works. Doing it at listing or early in escrow leaves room for repairs.
2. Gather your records. Permits, pump-out receipts and any service contract. The rule requires you to hand the buyer any documents you have about the system's permitting, operation and maintenance.
3. Make the tank reachable. Know where it is, unlock gates, and clear the area. The tank is normally pumped as part of the inspection.
4. Get the signed report and give it to the buyer before closing.
5. Handle any problems. If the report lists deficiencies, get repair quotes and work out with the buyer who fixes what.

What does a transfer inspection check?

The report has to cover the system's physical and operational condition, any deficiencies, any repairs completed, and whether each tank was pumped. According to the University of Arizona's guide to the program, inspectors typically:

• Have the tank pumped so they can check its walls for cracks or exposed rebar, and look at the baffles
• Look for signs the system has been overloaded
• Check the leach field area for ponding or spongy, damp soil
• Sometimes run a camera through the distribution lines to look for roots, cracks or blockages

The rule allows skipping the pump-out only in narrow cases: the system was put into service within the last 12 months, the manufacturer's written instructions say service isn't needed, or no waste has accumulated.

Who can do a transfer inspection?

The inspector needs working knowledge of the type of system, a training certificate from an ADEQ-recognized course, and one of these: registration as an Arizona engineer or sanitarian; ownership of or employment with a licensed septic pumping truck; a Registrar of Contractors license in a listed category such as C-41, A-12 or B-4; or certification as a wastewater treatment plant operator. If the home has an aerobic or other alternative system, ask whether the inspector has worked on that type.

Step by step for buyers

1. Ask for the report and records before closing, and read the deficiencies section.
2. Check the permit history. In Maricopa County, the online septic system search shows permitted systems.
3. File the Notice of Transfer within 15 calendar days after closing. In Maricopa and Pinal counties the notice goes to the county. Maricopa County accepts it online through its Permit Center, and the fee is $60 per parcel.

Tips for real estate agents

• Ask early whether the property is on septic. The county's records search is the fastest check.
• Schedule the inspection so the report is in hand well before the contingency deadline.
• If the home has a cesspool, flag it right away. Maricopa County says cesspools can't be used for sewage disposal and can't be transferred with the standard form.
• Remind buyers about the Notice of Transfer, due within 15 calendar days of closing. It's easy to forget.

Pinal County properties

The state rule is the same in Pinal County, which covers San Tan Valley, Gold Canyon and most of Apache Junction. Septic permits there sit with the Aquifer Protection Division of Community Development. Pinal's fee schedule lists a $50 transfer fee; confirm the filing steps with them.

To book a transfer inspection, call (480) 542-8315 or see home-sale inspections.

Reviewed by August Heckmann. Last reviewed October 9, 2026. How we check our information.