Tucson Real Estate, Septic vs Sewer. What Buyers Should Know
photo by Korie Jenkins
If you are buying a home in the Tucson area, one important question to ask early is whether the property is connected to city sewer or an on-site septic system. Both are common in Southern Arizona, and understanding how each works can help you plan for inspections, maintenance, and future costs.
Where you’ll find each system
City sewer is typical in most Tucson neighborhoods, as well as incorporated areas like Oro Valley, Marana, and Sahuarita.
Septic systems are more common in rural or larger-lot properties, including parts of Vail, Catalina, and the Foothills.
Some properties on the outskirts of the city may even have sewer access nearby but still use a private septic system. Always confirm during your due diligence.
What a septic system does
A septic system treats wastewater on-site. Water flows from the home into an underground tank, where solids settle and naturally break down. Liquid effluent then drains into a leach field that filters the water through soil.
Maintenance is key. Tanks should be inspected every three to five years and pumped as needed, depending on usage and household size.
What to look for in the purchase process
Verify system type and permit
Request documentation confirming whether the home is connected to sewer or septic.Arizona Transfer of Ownership Inspection
Arizona law requires septic systems to be inspected within six months before closing on a sale. The report is filed with the Arizona Department of Environmental Quality (ADEQ).Request pumping records
Regular maintenance records show the system has been properly cared for.Check for additions or remodels
Adding bathrooms or extra plumbing may require updating the septic system.Review sewer connection fees
If sewer service is nearby, ask about connection costs and potential city requirements.
Common questions
Does a septic system affect property value?
Not usually. Buyers appreciate well-maintained systems and clear records. Deferred maintenance or unknown status, however, can cause delays or repair costs.
Can I connect to city sewer later?
In many areas, yes. Connection requires city approval and contractor installation. Costs depend on distance to the nearest main line and local jurisdiction fees.
Who pays for septic inspection and pumping during a sale?
Typically, the seller handles it in Arizona, but always confirm in your purchase contract.
Do HOAs have rules about septic systems?
Some rural HOAs include guidance for inspections or upgrades. Review CC&Rs for any related requirements.
Maintenance tips for septic homeowners
Use water efficiently to avoid overloading the system.
Avoid flushing wipes or non-biodegradable materials.
Keep vehicles and heavy objects off the leach field.
Direct roof runoff and drainage away from the tank area.
Mark tank access lids for easy service.
Buying in Tucson or the surrounding communities, and not sure which system your future home uses?
Work with Kristen Glasheen, REALTOR®, your trusted partner for Tucson Real Estate across Oro Valley, Marana, Vail, Sahuarita, Green Valley, Red Rock and beyond.
Contact Kristen:
☎️ Call: 520.345.9360
📱 Text: 520.345.9360
📧 Email: kristen@glasheenrealestate.com
Disclaimer: This post is general information and not legal or engineering advice. Always confirm utility type and inspection requirements with your REALTOR®, ADEQ, and licensed contractors.