Your property questions, answered.

Everything a septic system needs: septic repairs and diagnosis, inspections for home buyers and sellers, system maintenance, alarm, pump and float repair, drain field and D-box repair, sewer camera inspections, tank locating, risers and lids, and septic and holding tank pumping. We work on homes, acreages, farms and businesses from Hope to Squamish.

Yes. Backups, sounding alarms and failed pumps do not wait for business hours. Call (604) 200-0278 at any time. We tell you what to do right away to limit the damage and give you an honest arrival time.

Yes. BioGreen Septic is licensed and carries liability insurance. Ask us for a copy of the certificate before we start if your insurer or strata needs one.

It depends on the tank size, whether the lids are buried, how far the truck hose has to reach and the distance to your property. We give you a written price before any work starts, and our pumping cost guide explains what moves the price up or down.

Many households pump every 2 to 5 years, depending on tank size and how many people live in the home. Systems with pumps or treatment units usually need a maintenance visit every year. We measure the sludge and scum at each visit and tell you when the next pump-out is due, so you are not paying for one too early.

It is strongly recommended. A standard home inspection does not usually cover the septic system in depth, and a failed drain field is one of the biggest repair bills on a rural property. Our inspection covers the tank, D-box, field, pump and alarm, with a written report, photos and a buyer's guide. Tell us your subject-removal date when you call.

Stop using water right away: no toilets, laundry, dishwasher or showers. Keep people and pets away from any sewage, do not open the tank, and do not use chemical drain cleaners. Then call us on (604) 200-0278. We answer 24/7 and tell you what to do until we arrive.

On a pumped system, the alarm means the water level in the pump chamber is too high. The usual causes are a failed pump, a stuck float, a tripped breaker or a burst of heavy water use. Cut back on water, check the pump breaker, and call us on (604) 200-0278.

Yes. Call or text with your property area and what you are seeing, or use the quote form. For repairs we look first, then give you the price before any work starts.

Yes. Pumps, level sensors, alarms and other parts we supply carry a 3-year limited parts warranty from the day they are installed, matching the manufacturer warranty. If a covered part fails because of a defect, it is repaired or replaced at no charge. Labour is billed at our normal rates. Full terms are on our warranty page.

The Fraser Valley and the Lower Mainland, from Hope to Squamish: Chilliwack, Agassiz, Harrison, Hope, Abbotsford, Mission, Langley and Aldergrove, Maple Ridge, Pitt Meadows, Coquitlam, Port Moody, Anmore and Belcarra, Surrey, Cloverdale, White Rock, Delta and Ladner, Richmond, North and West Vancouver, Lions Bay and Squamish.

Sometimes. A faulty or obstructed float can cause a pump-control problem even when the pump itself is working. Diagnose the cause before replacing components.

We diagnose panel faults as part of the visit and replace alarms and plug-in controls. Hard-wired panel replacement is done by a licensed electrician, and we coordinate it with you.

Settings should follow the system design and maintenance instructions. Changing a timer to silence an alarm can hide a capacity, pump or field problem.

Note the alarm message, when it began and any recent power interruption. Photograph only an accessible closed panel or label. Do not open a live panel, reach into a chamber or repeatedly reset a tripping breaker.

Not always. Pump operation, loading, distribution and pipe condition should be assessed before deciding whether targeted repair or replacement is appropriate.

A full replacement is a construction project that needs a site assessment, a design and machinery. We quote and plan it as its own project.

Levelling or replacing a distribution box, repairing a damaged pipe section, clearing roots and fixing connections. Many problems that look like a failed field are one of these.

No. A camera can show accessible pipe conditions, but it cannot by itself establish soil treatment capacity or the performance of the entire field.

A small treatment system on your own property. Wastewater from the house flows into a tank, where solids settle and scum floats. The liquid in the middle flows on to a drain field, where the soil finishes the treatment.

A distribution box. It sits between the tank and the drain field and splits the flow evenly between the field lines. If it tilts or cracks, one part of the field gets overloaded.

A second tank with a pump in it. It is used when the drain field sits higher than the tank or far away. A float or level sensor turns the pump on, and an alarm sounds if the level gets too high.

A drain field fed by a pump that pushes effluent through small holes along each line, so the whole field gets an even dose. These systems need their lines checked on a schedule.

A well-maintained tank can last decades. Drain fields usually last 20 to 30 years or more, depending on soil, use and maintenance. Pumps and floats wear out sooner and are replaced as parts.

It depends on the tank size and how many people live in the house. Many households pump every 2 to 5 years. We measure the sludge and scum layers at each maintenance visit and tell you when the next pump-out is due.

No. A system that gets normal household waste already has the bacteria it needs. Additives do not replace pumping, and some can push solids into the drain field.

Wipes, even ones sold as flushable, grease and cooking oil, paint, solvents, medications, cat litter, coffee grounds, feminine products and large amounts of harsh cleaners.

No. Vehicles crush pipes and compact the soil, and buildings, sheds and paving stop the field from working. Keep the field as grass.

Keep trees and large shrubs well away from the tank and field. Roots find their way into pipes and lines. Grass is the best cover.

Yes. BC rules expect owners to maintain their system and keep records. A written report after each visit gives you that record and helps when you sell.

On a pumped system, the level in the pump chamber is high. The usual causes are a failed pump, a stuck float, a tripped breaker or heavy water use. Cut back on water, check the pump breaker and call us.

A full tank, a blocked line, roots in the pipe or a struggling drain field. If it affects the whole house, call before it turns into a backup.

Effluent may be reaching the surface. It can be a blocked line, an uneven D-box or a field that has stopped absorbing. Keep people and pets off it and have it checked.

A loose or cracked lid, a full tank, a broken line or effluent surfacing. A smell at the tank or field is worth checking soon.

Stop using water right away: no laundry, dishwasher or flushing. Do not open the tank. Call us and describe where it is backing up.

Check for a record with the health authority, then follow the sewer line from where it leaves the house. If you still cannot find it, we locate the tank, lids and D-box and mark them for you.

Yes. A pipe camera shows roots, cracks, sags and blockages in house drains, sewer lines, septic lines and drain field laterals without digging.

If your lids are buried, yes. Risers bring them to grass level so every pump-out and inspection is faster and cheaper.

It is strongly recommended. A standard home inspection usually does not cover the septic system in depth, and a failing system is a large cost.

We locate the tank, D-box and drain field, open and check the tank, walk the field, test any pump and alarm, and give you a written report with photos plus a buyer's guide to septic.

Request it from the health authority: Fraser Health covers most of the Fraser Valley and Vancouver Coastal Health covers Richmond, the North Shore and Squamish. Our guide explains how.

It depends on tank size, access, distance and whether the lids need digging out. We give you the price in writing before any work. Our pumping cost guide explains what changes the price.

Yes. Pumps, level sensors, alarms and other parts we supply carry a 3-year limited parts warranty from the day they are installed, matching the manufacturer warranty. If a covered part fails because of a defect, it is repaired or replaced at no charge. Labour is billed at our normal rates. Full terms are on our warranty page.