Keeping Septic Systems Functional: A Florida PM's Field Guide
Tenant Responsibility
The "3 Ps" Rule
This video covers exactly what can be flushed down the toilet: Poo, Pee, and Paper.
In Florida rental properties, the #1 cause of backup is "flushable" wipes. Because many Florida systems utilize lift stations (pumps) due to flat terrain, wipes don't just clog pipes—they burn out pumps. Replacing a lift station pump can cost owners upwards of $1,200, a cost often disputed between landlord and tenant. Strict lease addendums regarding flushable items are highly recommended.
"Please remember the 3 Ps rule: only Poo, Pee, and Paper. Specifically: Do not flush wipes. In Florida systems, wipes destroy the lift station pumps, which constitutes a tenant-chargeable damage repair. We appreciate your cooperation!"
Assessing Warning Signs
Evaluating Tenant Messages
When tenants report issues, assessing the weather is as important as assessing the plumbing. In Florida, heavy summer rains can saturate drainfields. A "slow drain" report during a tropical storm might just be a high water table, whereas a slow drain in dry December is a system failure.
Common warning signs include slow drains, foul odors, or audio alarms. If a tenant reports a "beeping" sound from the backyard, this is the Lift Station Alarm indicating the pump has failed or power is out.
As a Property Manager, use this triage logic before dispatching a plumber.
"Hi, the toilet is flushing slow and I hear a loud buzzing sound coming from a box on the side of the house near the backyard."
"That buzzing is the septic alarm. Please press the red 'Silence' button on the box to stop the noise. Stop using water immediately to prevent backup into the house. I am dispatching a septic pump technician now. (Note: Check if there was a recent lightning storm, as Florida lightning frequently trips GFCI breakers for these pumps)."
Occupancy & Sizing
The "Snowbird" Effect
Florida PMs face a unique challenge: Seasonal Shock Loading. Many properties sit vacant for months, allowing the bacterial colony in the tank to die off from lack of "food" (waste). Then, occupancy jumps to 6-8 people instantly for the season. This sudden influx of wastewater into a dormant tank often causes failure because the biological process hasn't restarted yet. This can particularly noteworthy for those properties doing Airbnb or VRBO rentals as traffic can be unpredictable.
"For your seasonal rental, we recommend a 'Startup Pump-out' or bacterial additive application before your peak season tenants arrive. The system has been dormant, and shock-loading it with a full house next week creates a high risk of backup during their first week of stay."
Preserving the Investment
Long-term Care & Hurricanes
Preservation in Florida means managing water. During hurricane season (June - Nov), systems are most vulnerable. If a system is borderline full, a tropical storm will tip it over the edge.
1. Pre-Storm: If the property hasn't been pumped in 3+ years, get it pumped before the storm.
2. During Storm: Tenants must minimize water use. If power goes out, lift
stations will NOT work (unless on a generator). Flushing toilets during a power outage with
a lift station will cause immediate backup.
3. Post-Storm: Do not drive cleanup debris trucks over the saturated
drainfield.