Selling in Paradise Valley and not sure if your home is on septic or sewer? You are not alone. Many PV sellers face this question as they prep to list, and the right answer affects your disclosures, timeline, and costs. This guide gives you fast ways to confirm your system, the exact steps required before transfer, typical timelines and fees, and where to find official records. Let’s dive in.
Sewer vs septic in Paradise Valley
Paradise Valley has a mix of homes on municipal sewer and homes on septic. Portions of the town are served by City of Phoenix Water Services or a Town system that is operated by the City of Scottsdale. The Town shares provider maps and contacts so you can verify the service area for your address. You can review the Town’s sewer page for maps and phone numbers and note that many parcels still use septic. See the Town’s sewer provider info.
Quick ways to confirm your system
- Check recent utility bills and the seller’s records. Sewer bills will reference the provider, which in PV is typically City of Phoenix Water Services or the Town’s system. If you have no sewer bill, the home may be on septic. The Town’s utility page lists providers and contacts. Review utility contacts.
- Use the Town’s sewer map and call the listed provider with your address to confirm service and account status. Verify on the Town sewer page.
- Search Maricopa County’s online septic records to see if a septic permit or past inspection report exists for your parcel. Run the county septic search.
- If records are mixed or missing, call the utility to ask about an active sewer account or an existing lateral connection. The Town page includes provider phone numbers. Town sewer contacts.
If the property is on septic
Arizona requires a transfer-of-ownership inspection for any home served by an on-site wastewater system. A qualified inspector must complete a Report of Inspection within six months before closing, and the seller must give that report to the buyer. The inspection typically includes tank pumping unless a valid exemption applies. Review the state rule for the transfer inspection. See A.A.C. R18-9-A316.
Your required steps
- Hire a qualified inspector to complete the transfer inspection and Report of Inspection.
- Allow pumping during the inspection if the tank contains a significant amount of waste.
- Provide the completed Report of Inspection to the buyer before transfer.
- After closing, the buyer files the Notice of Transfer within 15 calendar days. Review ADEQ’s NOT guidance. Learn about Notice of Transfer.
- In Maricopa County, follow the county’s specific Notice of Transfer process and fee. Confirm the current fee and filing location with Maricopa County Environmental Services. See Maricopa County transfer info.
Timeline and paperwork
- Inspection window: The Report of Inspection must be dated within six months before the transfer. Review the state rule.
- Buyer filing deadline: The buyer must submit the Notice of Transfer within 15 calendar days after closing. ADEQ NOT details.
- County process: Maricopa County has its own instructions and fee. Always confirm current requirements with the county. Maricopa County NOT.
Typical costs to expect
- Inspection and pumping: Inspections commonly run in the low to several hundreds of dollars, and pumping often ranges from a few hundred dollars to $700 or more depending on tank size and access. These are general ranges and can vary locally. See a national cost overview.
- Repairs: Minor fixes can be modest, while leach field work or system replacement can run into the thousands or more. Get quotes from local, qualified providers.
If the property is on municipal sewer
You still have a few key checks before listing. First, verify the condition of the private sewer lateral and any cleanouts. Property owners are typically responsible for the lateral from the structure to the public main. Review representative municipal code language on owner responsibility. See Phoenix Code, Chapter 28.
- Ask for any past lateral repair records or camera scope reports.
- Consider a proactive camera inspection if the home is older or there have been prior backups.
- Confirm there are no outstanding sewer bills, open permits, or provider notices. The Town instructs owners to contact their sewer provider for billing and account updates. Town sewer provider info.
On-site clues you can spot fast
- Septic cues: tank access lids or rectangular concrete covers in the yard, vent pipes, distribution box covers, or pump controls.
- Sewer cues: a capped cleanout near the foundation or at the front setback can indicate a sewer lateral connection.
- Gather documents: septic permits, pump receipts, maintenance contracts, past Reports of Inspection, or any lateral camera videos. If you lack records, start with the county’s online septic research. County septic search tool.
Documents to collect for buyers
Arizona sellers must disclose known material facts, including whether the home is on sewer or an on-site system. The standard forms include the Seller’s Property Disclosure Statement and, for septic, an addendum specific to on-site wastewater systems. Review the contract guidance for how the addendum is used. See AAR guidance on the addendum.
- Completed Report of Inspection and any pump receipts.
- Septic permits and maintenance records.
- Any municipal sewer lateral reports or repair invoices.
- Signed seller disclosures that state the system type.
- A reminder to buyers about the 15-day Notice of Transfer filing if the home is on septic. ADEQ NOT overview.
Who to contact and where to find records
- Town of Paradise Valley Public Works and utility pages for sewer provider maps and contacts. Town sewer info.
- Maricopa County Environmental Services for septic records, transfer steps, and fees. County transfer page and online septic research.
- ADEQ for state transfer rules and NOT guidance. ADEQ onsite wastewater.
- Municipal code for owner responsibility on private laterals. Phoenix Code reference.
Getting this right protects your timeline and your sale price. If you want a builder’s eye pre-listing walkthrough and help coordinating the right inspections, reach out to AJ Aliah to set up a plan that fits your property and target market.
FAQs
How do I tell if a Paradise Valley home is on sewer or septic?
- Check sewer bills and the Town’s provider map, then run Maricopa County’s septic search; if records are unclear, call the listed provider to confirm the address status.
What septic inspection is required before selling in Maricopa County?
- Arizona requires a transfer inspection and Report of Inspection within six months before closing, and the seller must give the report to the buyer.
Who files the septic Notice of Transfer after closing?
- The buyer must file the Notice of Transfer within 15 calendar days after closing, following Maricopa County’s process and fee.
If the home is on sewer, who maintains the private lateral?
- Owners are typically responsible for the private lateral from the structure to the public main, so check for cleanouts, repairs, and any prior notices.
What costs should I expect for septic inspection and pumping?
- Inspections often run in the low to several hundreds of dollars, and pumping commonly ranges from a few hundred dollars to $700 or more depending on tank size and access.
