If you are building a home, renovating an existing property or replacing an old septic system in an area that is not connected to sewer, you may need to purchase an onsite wastewater treatment system.

For many homeowners this is unfamiliar territory.

You may have been told by your builder, plumber, council or wastewater consultant that you need a septic system, an Aerated Wastewater Treatment System, commonly called an AWTS, or another type of onsite sewage management system.

Then the terminology starts.

• Section 68 approval.
• Land capability assessment.
• Wastewater report.
• NSW Health accreditation.
• Irrigation area.
• Approval to install.
• Approval to operate.

For someone building or renovating a home, the process can initially seem complicated.

The good news is that it becomes much easier once you understand what each person is responsible for and what documents you need to collect before applying to council.

In New South Wales, onsite wastewater systems are regulated primarily through local councils. NSW Health also plays an important role by accrediting certain types of onsite sewage management facilities before they can be considered for installation by council.

NSW Health states that onsite single domestic wastewater management is regulated jointly by NSW Health and local councils. An onsite wastewater system generally cannot be installed unless the local council has approved it.

This guide explains the process from a homeowner’s point of view.

What Is an Onsite Wastewater Treatment System?

If your property cannot connect to a reticulated sewer network, all wastewater generated by your household needs to be managed on the property.

This includes wastewater from:

• Toilets
• Showers
• Baths
• Bathroom basins
• Kitchen sinks
• Dishwashers
• Washing machines
• Laundries
• Other household plumbing fixtures

The system treats or manages this wastewater before it is applied or disposed of within the property according to the approved wastewater design.

There are several types of onsite wastewater systems.

One option is a traditional septic tank and effluent disposal system.

Another is an Aerated Wastewater Treatment System.

An AWTS provides additional wastewater treatment using a combination of treatment processes that may include aeration, biological treatment, clarification and disinfection.

Your property conditions and council requirements will help determine which system is suitable.

Why You Cannot Simply Buy Any Wastewater System

One of the biggest mistakes a homeowner can make is purchasing a wastewater system before checking what council will approve for the property.

The wastewater treatment plant is only one component of the overall wastewater solution.

Council will usually also be interested in where the system will be installed and how the treated wastewater will be managed on the property.

This can depend on factors such as:

• Property size
• Soil conditions
• Slope
• Number of bedrooms
• Expected household occupancy
• Location of the dwelling
• Location of neighbouring properties
• Waterways
• Dams
• Bores
• Swimming pools
• Property boundaries
• Driveways
• Buildings
• Future development
• Flood affected land
• Bushfire considerations
• Available irrigation or effluent disposal area

The right wastewater system therefore needs to be selected for the site rather than simply selected on price.

What Is Section 68 Approval?

If you are building or installing an onsite wastewater system in New South Wales, Section 68 is one of the terms you will commonly hear.

Section 68 of the Local Government Act 1993 deals with activities that require approval from the local council.

This includes activities involving onsite sewage management.

NSW Health explains that residential onsite wastewater systems require an application to the local council under Section 68 of the Local Government Act 1993. Local councils are responsible for issuing approvals to install and operate sewage management systems.

The NSW Office of Local Government also states that property owners generally need two council approvals for onsite sewage management systems.

The first is approval to install the system.

The second is approval to operate the system.

Your council may use slightly different names or application forms, but these are important approvals to understand.

Approval to Install

The approval to install allows the approved wastewater system and associated land application system to be installed on your property.

You should generally obtain this approval before the wastewater system is installed.

Do not assume that buying an accredited wastewater treatment plant means you automatically have approval to install it on your property.

The product accreditation and the property approval are different things.

NSW Health may accredit a particular type of wastewater treatment system, while your local council determines whether that system and wastewater design are appropriate for your individual property.

Approval to Operate

Once installed, the wastewater system must also be operated in accordance with council requirements.

The Office of Local Government advises that homeowners are responsible for ensuring their onsite sewage management system is approved by their council and working properly. Councils can also inspect systems and may charge inspection fees.

Depending on your council, an Approval to Operate may need to be renewed periodically.

Conditions can vary considerably between councils.

Always ask your local council exactly what applies to your property.

Step 1: Contact Your Council Before Buying the System

Before paying a deposit for any wastewater treatment system, contact the environmental health or onsite wastewater department of your local council.

Tell them:

• Your property address
• Whether you are building a new home or replacing an existing system
• The proposed number of bedrooms
• Whether there is an existing wastewater approval
• Whether you are constructing additional accommodation

Ask council:

• What wastewater application do I need?
• Do I need a Section 68 application?
• Do I need a wastewater report?
• Do I need a site and soil assessment?
• Do I need a Land Capability Assessment?
• Can my wastewater report be prepared by my plumber, or does council require a wastewater consultant?
• Are there specific wastewater systems council prefers or requires?
• What plans need to be submitted?
• What council fees apply?
• Does the approval form part of my Development Application or Complying Development process?
• Does council need to inspect the system before it is covered?
• What documents will I need after installation?
• What is required for my Approval to Operate?

Getting this information early can save a significant amount of time.

Step 2: Determine Whether You Need a Wastewater Report

Many councils require some form of site specific wastewater assessment before approving a new system.

Depending on the council and complexity of the property, this may be called:

• Wastewater Management Report
• Onsite Wastewater Management Report
• Site and Soil Assessment
• Land Capability Assessment
• Wastewater Feasibility Assessment
• Effluent Disposal Assessment
• The terminology varies.
• The purpose is generally similar.

The consultant assesses whether the property can safely accommodate the wastewater generated by the proposed development.

The report may examine:

• Soil type
• Soil depth
• Soil permeability
• Slope
• Groundwater
• Rock
• Flooding
• Property size
• Sensitive environmental areas
• Wastewater generation
• Hydraulic loading
• Organic loading
• Available land application area
• Setback distances
• Recommended treatment level
• Recommended irrigation or disposal method

The report can ultimately determine what type and size of wastewater system should be installed.

Step 3: Tell the Consultant Exactly What You Are Building

When the wastewater consultant asks about your proposed dwelling, give them accurate information.

Do not simply say you are building a three bedroom house if your plans also include another room that may function as a bedroom.

Wastewater design is often linked to potential occupancy and wastewater generation.

Provide:

• Architectural plans
• Site plan
• Number of bedrooms
• Number of bathrooms
• Proposed granny flat
• Secondary dwelling
• Studio accommodation
• Future additions that are already planned
• Swimming pool locations
• Sheds
• Driveways
• Rainwater tanks
• Dams
• Watercourses
• Property boundaries

The wastewater consultant needs to understand how the whole property will be used.

Step 4: Understand What the Wastewater Report Recommends

Once the assessment is complete, read the report.

You do not have to become a wastewater engineer, but you should understand the basic recommendation.

Ask:

• What level of wastewater treatment is required?
• Can I use a septic system?
• Do I need an AWTS?
• Do I need an advanced secondary treatment system?
• How large does the system need to be?
• How much irrigation or disposal area is required?
• Where can that area be located?
• Will it affect my future shed or pool?
• Will I need subsurface irrigation?
• Are there any special site restrictions?

This is the point where you can start selecting a wastewater system that meets the report recommendations.

Step 5: Ask the Wastewater Supplier Whether the System Is Approved for NSW

If you are purchasing a manufactured wastewater treatment system in NSW, ask the supplier for evidence that the particular model is currently accredited where NSW Health accreditation is required.

NSW Health maintains registers for accredited onsite wastewater systems, including Aerated Wastewater Treatment Systems.

NSW Health accreditation is an important part of the regulatory process, but it does not replace local council approval.

The NSW Health accreditation relates to the wastewater treatment product.

Council approval relates to installing and operating that product on your particular property.

When speaking to a wastewater supplier, ask:

• What is the exact system name and model?
• What is the NSW Health accreditation number?
• Is the accreditation current?
• Can you provide the Certificate of Accreditation?
• Can you provide the approved system drawings?
• Can you provide technical specifications?
• Can you provide installation instructions?
• Can you provide the owner’s manual?
• What wastewater treatment level does the system achieve?
• What household capacity is the system designed for?
• What maintenance is required?

Step 6: Ask What Is Included in the Price

Wastewater system quotes can vary because different companies include different items.

A lower system price may not necessarily represent a lower completed installation cost.

Ask the supplier to clearly identify what is included.

For example:

• Wastewater treatment tank
• Internal treatment equipment
• Pump
• Blower
• Control panel
• Alarm
• Disinfection equipment
• Delivery
• Installation
• Excavation
• Crane or HIAB placement
• Plumbing
• Electrical connection
• Irrigation equipment
• Irrigation pipe
• Distribution valves
• Commissioning
• Council paperwork
• Initial service period
• Service agreement
• Backfill material
• Concrete anchoring if required
• Freight surcharges

Ask specifically:

• Is this the price for supply only or a complete installation?

That one question can avoid major misunderstandings later.

Step 7: Ask Who Is Responsible for the Section 68 Application

• Do not assume that the wastewater supplier will complete the council application.
• Sometimes the homeowner submits it.
• Sometimes a wastewater consultant prepares supporting documents.
• Sometimes a plumber assists.
• Sometimes the builder coordinates the process.
• Clarify responsibility before ordering.

Ask:

• Who completes the Section 68 application?
• Who provides the system specifications?
• Who supplies the installation drawing?
• Who provides the wastewater report?
• Who communicates with council if further information is requested?
• Who books the council inspection?
• Who supplies the final installation documents?

Write these responsibilities down.

Step 8: Prepare Your Council Application

The exact documentation required varies between councils.

However, your council may request information such as:

• Completed Section 68 application
• Owner’s consent
• Property details
• Site plan
• House plans
• Wastewater assessment
• Land Capability Assessment
• System specifications
• NSW Health accreditation documentation
• System drawings
• Proposed tank location
• Proposed irrigation or disposal area
• Setback distances
• Hydraulic calculations
• Soil assessment
• Installation details
• Plumber details
• Application fee

Some applications may require additional information depending on the property.

The NSW Government’s updated Onsite Wastewater Management Guidelines provide councils with current best practice guidance on onsite wastewater approvals, site and soil evaluation, treatment technologies and effluent management.

Step 9: Do Not Install Before Council Approval

Once your application has been submitted, wait for council approval before proceeding with the installation where approval is required.

The approval may contain conditions.

Read these carefully.

The conditions might relate to:

• Exact system type
• Tank location
• Land application area
• Required treatment standard
• Irrigation layout
• Installation depth
• Setbacks
• Plumbing requirements
• Electrical requirements
• Servicing
• Council inspections
• Operating conditions

The system should be installed in accordance with both the manufacturer’s requirements and council’s approval.

Step 10: Use an Experienced Installer

Ask who will actually install the system.

Your installer should understand onsite wastewater requirements and the manufacturer’s installation instructions.

Depending on the work involved, appropriately licensed plumbers, electricians and other contractors may be required.

Ask the supplier:

• Who installs the tank?
• Who connects the plumbing?
• Who completes the electrical work?
• Who installs the irrigation?
• Who commissions the system?
• Who signs the installation paperwork?
• Who contacts council?

Also ask whether excavation is included or whether you need to organise your own excavator.

Step 11: Ask About Council Inspections Before Backfilling

This is an important question.

Some councils may need to inspect parts of the wastewater system during installation.

Ask council:

• Does the installation need to be inspected before the tank or pipework is covered?
• Does the irrigation area need inspection?
• Who books the inspection?
• How much notice does council require?
• Your installer should also understand the local process.
• Do not allow critical infrastructure to be covered before a required inspection has occurred.

Step 12: Make Sure You Receive Your Final Documentation

When your wastewater system is completed, keep all documentation together.

Ask for:

• Invoice
• System model
• Serial number if applicable
• Warranty documentation
• Commissioning report
• Installation documentation
• Plumber’s documentation
• Electrical documentation where applicable
• Owner’s manual
• Operating instructions
• Service schedule
• Service provider details
• Irrigation plan
• Council inspection records
• Approval to Operate documentation
• Final approved site plan
• These documents should remain with the property.

They can also be valuable if you eventually sell the home.

Step 13: Understand Your Servicing Obligations

An AWTS generally has mechanical and treatment components that require ongoing maintenance.

Ask before purchasing:

• How often does the system need servicing?
• Who can service it?
• What does servicing cost?
• Is a service contract required?
• Does the service technician report directly to council?
• Are parts included?
• What components normally require replacement?
• What warranty applies to the tank?
• What warranty applies to pumps and blowers?
• What happens if the alarm activates?

Do not choose a treatment system based solely on purchase price.

Consider the whole life cost.

Step 14: Protect Your Wastewater Disposal Area

Once your wastewater system is operating, remember that the tank is only part of the system.

Your approved land application area is essential infrastructure.

Do not build over it without professional and council advice.

Avoid placing structures, pools, driveways or heavy traffic over wastewater infrastructure.

Before carrying out future development, confirm whether the proposed work affects the approved wastewater area.

A future granny flat or swimming pool may require the wastewater system to be reassessed.

Questions to Ask Your Wastewater Supplier

Before buying, ask the following questions.

• Is this exact system approved for installation in NSW?
• What is the NSW Health accreditation number?
• Can you provide the accreditation certificate?
• Does this system meet the treatment level specified in my wastewater report?
• How many people is the system designed to service?
• Is it suitable for the number of bedrooms in my home?
• What is included in the quoted price?
• Is installation included?
• Is delivery included?
• Is excavation included?
• Is irrigation included?
• Are plumbing and electrical works included?
• Who completes the Section 68 documentation?
• What documents will you provide for council?
• Who books council inspections?
• Who commissions the system?
• How frequently does it need servicing?
• Who provides servicing in my area?
• What does servicing normally cost?
• What warranty applies?
• What happens if I have a problem after installation?

Questions to Ask Your Council

Before purchasing your wastewater system, ask council:

• Do I require Section 68 approval?
• What application form should I use?
• Do I need a Land Capability Assessment?
• Who is qualified to prepare the wastewater report?
• What treatment level does my site require?
• What plans must be submitted?
• What council fees apply?
• Do you require an installation inspection?
• Do you require inspection before backfilling?
• What documentation do you require after installation?
• Do I need an Approval to Operate?
• How long does the Approval to Operate remain current?
• What ongoing inspections apply?
• Are there special wastewater requirements for my property?

Questions to Ask Your Wastewater Consultant

Ask your wastewater consultant:

• What system type does the property require?
• What treatment level is required?
• What daily wastewater load have you calculated?
• What area is required for wastewater application?
• Where should the wastewater system be located?
• Can I build a shed or pool in the future?
• Is there a reserve wastewater area?
• Does the soil create any installation restrictions?
• Does the property require subsurface irrigation?
• Are there special conditions I should discuss with my wastewater supplier?

The Best Order to Follow

For most homeowners, the process should look something like this.

• First, speak with council.
• Second, determine the wastewater assessment requirements.
• Third, have the property assessed.
• Fourth, receive the wastewater system recommendation.
• Fifth, obtain quotes for systems that meet the recommendation.
• Sixth, obtain all technical documents from the selected supplier.
• Seventh, submit your Section 68 or relevant council application.
• Eighth, receive council approval.
• Ninth, install the approved wastewater system.
• Tenth, complete any required council inspections.
• Eleventh, commission the system.
• Twelfth, obtain the Approval to Operate where required.
• Thirteenth, commence the required servicing and maintenance program.

Final Advice for Homeowners

Buying an onsite wastewater treatment system does not need to be confusing.

The most important thing is not to start with the tank.

Start with the property.

Your council and wastewater assessment will help establish what the site needs.

Then choose a wastewater system that satisfies those requirements.

Before paying a deposit, make sure you understand what system you are buying, whether it has the appropriate current accreditation, what is included in the price, who is responsible for the council paperwork and what ongoing servicing will be required.

For NSW homeowners, remember that Section 68 approval is an important part of the process.

NSW Government guidance makes it clear that property owners are responsible for ensuring their onsite wastewater system is approved and operating correctly, and councils generally issue separate approvals to install and operate onsite sewage management systems.

Good planning before installation can save delays, unexpected costs and council compliance problems later.

If you are considering an Eco Septic, BioCycle or Econocycle wastewater treatment system, speak with the team before purchasing. We can provide information about system options, technical specifications and supporting product documentation so you can discuss the proposed system with your wastewater consultant, plumber and local council.

Every property is different, and local council requirements vary, so always obtain site specific professional advice and council approval before installing an onsite wastewater system.