You can't use a system until the Letter of Certification is in
Septic Questions Sooke Homeowners Ask
Sooke Septic answers septic questions from property owners in Sooke, East Sooke, Otter Point and Metchosin. Here are the questions homeowners send us most — what the work costs, who's allowed to do it, and which authority issues your building permit. We reply within 24 hours.
- How much does a new septic system cost in Sooke?
- A new Type 1 system runs $18,000 to $30,000. Step up to a Type 2 and it's $25,000 to $45,000 or more. A sand mound or pressure-dosed system is $25,000 to $45,000. We'll price your own property after a free visit, but you can check our septic price ranges any time.
- Who approves a new septic system in Sooke?
- Island Health does. Before we build, Island Health receives the filing from your Authorized Person and checks it meets their minimum requirements. They don't approve the design itself — that's on the Authorized Person who signs it.
- Who is allowed to build or repair my septic system?
- An Authorized Person — either a professional or a Registered Onsite Wastewater Practitioner. You need one to build, alter or repair a system, and any repair has to be done by one or supervised by one. We're registered, so we can do the work ourselves.
- Which septic repairs need filing documents?
- Replacing the field, replacing the tank, or switching from gravity to pressure distribution — those need filing. Everything smaller is minor work: a cracked box lid, a dead pump, a float switch, a new filter, or a short stretch (10 feet) of crushed line.
- Can I use a new septic system as soon as it is built?
- Not yet. Your Authorized Person has 30 days after finishing to send Island Health a signed Letter of Certification. You can't use the system until that's in. We send yours, along with the as-built diagram and your maintenance plan.
- What areas does Sooke Septic serve?
- We work in Sooke, East Sooke, Otter Point and Metchosin. Sooke and Metchosin are their own municipalities in the Capital Regional District. East Sooke and Otter Point are unincorporated, in the Capital Regional District's Juan de Fuca Electoral Area.
- Who issues the building permit for my property?
- It depends where you are. In Sooke, it's the District of Sooke; in Metchosin, it's the District of Metchosin. Out in East Sooke and Otter Point, it's the Capital Regional District. The Island Health filing is the same everywhere, because it's a provincial rule.
- What are the signs a septic system is failing?
- It starts with slow drains — sinks, showers, tubs. Leave it long enough and grey sewage sits on the surface. You'll smell it before you see it. The law says you have to fix a failing system right away. Send us your address and we'll come find the problem.
- Do septic tank additives help?
- No. There's no proven benefit to them, and in some cases they can actually harm your system. What keeps a system working is sticking to the pump-out schedule and the maintenance plan.
- Can I plant or water over my drain field?
- Grass is fine, as long as the roots stay small. No vegetables or food crops. Keep underground sprinkler lines off the field too — water lines need to stay at least three meters from the field.
- Are there records for an older septic system?
- There should be records for anything built in 2005 or later, and for most systems back to 1990. Before that, records get thin. Island Health charges $50.00 per property to release them — you request that through their Request for Release of Information form.
- Which inspection report do I need to sell a property?
- For a sale, that's usually a Performance Inspection Report. To support a building permit application, it's a Compliance Inspection Report. Either way, a real-estate or pre-purchase inspection runs $400 to $800, with the report included.
- What are you registered to do?
- We're Registered Onsite Wastewater Practitioners. That registration comes from the Applied Science Technologists and Technicians Association of BC, and it covers Type 1 and Type 2 systems up to 9,100 litres a day. We also carry WorkSafeBC coverage.
- Does adding bedrooms affect my septic system?
- It can. More bedrooms means more daily flow, and if that's more than your system was built for, it probably needs updating. If the change needs a building permit, the Building Inspection Authority may ask for a report from an Authorized Person.
Ready for a quote on septic in Sooke?
The site visit is free, and we reply to you within 24 hours.