Home Movers
Buying or selling a home in Lancashire? A specialist drainage survey gives you the full picture before you commit.
Moving house is rarely simple, and the last thing you need is a nasty surprise about the drains after you've already exchanged contracts. Lancashire Septics Ltd offers a Home Movers Survey designed specifically for buyers, sellers, and their solicitors or building surveyors — giving everyone involved a clear, honest account of the drainage system's condition before the keys change hands. Whether the property is in the Ribble Valley, out on the Fylde Coast, or tucked away in a rural corner of the Forest of Bowland, we know Lancashire's mix of older housing stock and off-mains drainage inside out.
Our surveyors carry out a thorough inspection of the full drainage network, combining CCTV camera inspection with dye testing to trace exactly how water moves through the system. We produce a scaled drainage layout — essentially an easy-to-read map of the pipework — alongside a structured condition report that uses recognised defect codes. If we spot problems, we don't just flag them and leave you guessing; the report includes practical remediation options and associated repair costs so you have everything you need to negotiate, plan, or proceed with confidence.
If the property runs on a septic tank, sewage treatment plant, or cesspool rather than the mains sewer, there are additional considerations that our survey covers as standard. Under the Environment Agency's General Binding Rules for the discharge of domestic sewage, off-mains systems must meet specific performance and installation standards. A system that falls foul of these rules could need upgrading before or shortly after a sale completes — something that's much better discovered during the survey stage than after you've moved in. We'll carry out the necessary emptying of the tank as part of the process and check compliance so nothing catches you off guard.
The survey report is widely accepted by building surveyors and mortgage lenders. If your lender is holding back a portion of your mortgage offer pending a drainage inspection — known as a mortgage retention — our report gives them exactly what they need to release those funds. It can also serve as a solid basis for renegotiating the purchase price where genuine defects are found, or for agreeing repair responsibilities between buyer and seller before completion.
Getting started is straightforward. We'll need the property address, contact details for the seller or their estate agent, and any key dates you're working towards. If the drainage is off-mains, let us know at the point of enquiry so we can arrange tank emptying alongside the survey visit. Once the survey is complete, our team analyses the findings, cost-plans any necessary repairs, and typically has the full written report ready within around five working days. From Preston to Clitheroe, Burnley to Lancaster — get in touch and we'll take the uncertainty out of your move.
Why choose Lancashire Septics Ltd
- Full CCTV and dye-trace inspection of the drainage network
- Scaled drainage layout included as standard — great for future reference
- Defect codes, condition analysis, and repair costs all in one report
- Septic tank emptying and General Binding Rules compliance check for off-mains properties
- Report accepted by building surveyors and mortgage lenders for retention releases
What's included
Buyer's Drainage Survey
A comprehensive inspection giving buyers a clear picture of drainage condition before exchange, including repair costs for any defects found.
Off-Mains Compliance Check
For properties with a septic tank, sewage treatment plant, or cesspool, we assess compliance with the Environment Agency's General Binding Rules and advise on any required upgrades.
Mortgage Retention Report
A formal drainage condition report tailored to satisfy lender requirements so retained mortgage funds can be released promptly.
Pre-Sale Drainage Check
Sellers can commission a survey ahead of listing to identify and address issues early, reducing the risk of last-minute renegotiations or deal delays.
Frequently asked questions
- My building surveyor has recommended a drainage survey — why do I need one?
- Building surveyors flag drainage inspections for several reasons: the property may be older and the pipework potentially worn, there may be signs of damp or ground movement that could indicate a drainage issue, or the property uses a private system such as a septic tank. Their report will usually explain their specific concern, and our survey is designed to investigate exactly those areas and give you a detailed answer.
- The property has a septic tank — does that change anything?
- Yes, and it's worth knowing about early. Off-mains systems need to meet the Environment Agency's General Binding Rules for domestic sewage discharge, which set standards for how and where treated effluent can be released to the environment. As part of your survey we'll empty the tank so we can properly inspect it, and we'll carry out a compliance assessment so you know whether the system meets current regulations or whether any work is likely to be needed.
- How does pricing work, and who usually pays for the survey?
- We provide a written quote before any work begins, based on the property's drainage setup, its size, and whether tank emptying is required — so there are no hidden extras. There's no fixed rule about who pays; in practice it's most often the buyer, though where a septic tank emptying is involved the cost is sometimes shared between buyer and seller. We're happy to talk through your situation and provide a quote addressed to whichever party needs it.
- Can repairs be carried out before we complete on the purchase?
- In many cases, yes. Straightforward repairs can often be scheduled and finished well within a typical completion timeline. Where more significant work is involved, your mortgage lender may allow a retention period — often around six months — to give time for the repairs to be completed after you've moved in. Our report will set out exactly what's needed and give you the costs, so you can have an informed conversation with your solicitor and lender.
- How long does it take to receive the survey report?
- Once the site visit is complete, our surveyors analyse the CCTV footage, finalise the drainage layout, and cost-plan any remediation work before the report goes out. For most properties this takes around five working days, though more complex networks may take a little longer. We'll keep you updated throughout and flag anything urgent straight away.
- Will the report tell us how to fix any problems that are found?
- Absolutely — that's a key part of what makes it useful for negotiations. Rather than simply listing defects, our report includes a plain-English explanation of each issue, our recommended remedy, and the estimated cost of carrying out that repair. If you decide to go ahead with any works, our installation and repairs teams can take it straight from there.
Get in touch
Tell us what you need
Fill in the form and we'll be in touch within one working day with a quote or booking slot. For emergencies please call us - it's the fastest way to get a truck on site.
Phone: +441616947241