Thinking about selling a home in Westwood or planning a renovation? If you have a septic system, Massachusetts Title 5 rules shape your timeline and next steps. It can feel technical at first, but with a simple checklist and the right contacts, you can move forward with confidence. In this guide, you’ll learn when inspections are required, how to prepare, what results mean, and where to find help and financing. Let’s dive in.
Title 5 basics for Westwood owners
Title 5 is Massachusetts’ code for on-site sewage disposal that governs design, siting, inspections, and repairs. The regulation was updated in 2023 and is administered by MassDEP. If you want the official reference, review the state regulation for septic systems under Title 5 on Mass.gov.
- Title 5 covers when inspections are required, what counts as a pass, conditional pass, or failure, and who approves repairs.
- In most residential cases, Westwood’s Board of Health is your local approving authority.
- The official Title 5 regulation is available on the state site for further reading.
Do you need an inspection?
Most sales in Massachusetts require a Title 5 inspection within two years before transfer. You can extend that to three years if you provide annual pumping records. If weather prevents testing at closing, the inspection may be completed within six months after the sale with written notice to the buyer.
Certain transfers may have limited exceptions, but most Westwood sales will need a current inspection. The inspection report must be submitted to the local Board of Health, and the buyer must receive a copy.
Selling a Westwood home: your checklist
Use this quick path to stay on track.
- Confirm timing and records
- Check the inspection window: within two years, or up to three years with annual pumping records.
- Gather documents: prior Title 5 reports, pumping receipts, repair permits, and any as-built drawings.
- Hire the right professional
- Choose a certified Title 5 system inspector from the NEIWPCC lists. Only approved inspectors can file valid reports.
- Ask your inspector how they prefer you prepare the site and covers.
- Prep for inspection day
- Do not pump the tank immediately before the inspection. Inspectors need to see normal operating conditions.
- Ensure safe access to the tank, distribution box, and other components.
- Review and file the report
- Inspectors use the MassDEP inspection form and typically submit it to the Board of Health within 30 days.
- You should receive a copy and provide it to the buyer.
- If issues arise
- For a conditional pass, complete the listed repairs and obtain Board of Health sign-off.
- For a failure, speak with the Board of Health about your upgrade timeline and options.
What results mean
A Title 5 inspection results in one of three outcomes:
- Pass: No failure criteria are met under state rules.
- Conditional pass: A specific repairable component needs work, such as a cracked tank or uneven distribution box. After approved repairs, the system can be recorded as compliant.
- Fail: The system meets one or more failure criteria and must be upgraded or replaced. In most cases, the upgrade must be completed within two years of the inspection date. Imminent health hazards may require immediate action.
Maintenance you can do now
Simple maintenance extends system life and protects your property value.
- Pumping and checks: Typical guidance is inspection every 1–3 years and pumping every 3–5 years, depending on tank size and household use.
- What not to flush: Avoid wipes, sanitary products, grease, and solvents. Minimize use of garbage disposals.
- Water use: Spread laundry loads through the week and fix leaks to reduce stress on the drainfield.
- Records: Keep pumping receipts and prior reports. Annual pumping records can extend inspection validity to three years during a sale.
Many systems run for decades when cared for, though pumps and controls may need replacement over time and drainfields can decline after a few decades. Budget for long-term upkeep and eventual upgrades.
If your system fails: timeline and help
If your system fails, contact the Westwood Board of Health promptly to discuss next steps. In general, upgrades are required within two years unless the Board of Health or MassDEP approves a different schedule.
Financing and incentives can help:
- MassHousing Septic Repair Loan Program offers eligible homeowners low or no interest loans for septic repairs or replacements.
- The Massachusetts septic tax credit (Schedule SC) may offset qualified costs. Review the current instructions and consult a tax professional as needed.
- MassDEP’s financial assistance page outlines additional programs, including local betterment loans administered by some Boards of Health.
Local contacts and permits in Westwood
Start with Westwood’s Health Division and Board of Health for septic permits, Title 5 reports, and questions about repairs. For sewer connection permits and timing, contact Westwood’s Department of Public Works (Sewer Department). The town page includes local permitting guidance and links.
- For inspections and reporting requirements during a sale, see the state’s buying or selling with a septic system guidance.
- For technical inspection standards and how pass, conditional pass, and failure are determined, review MassDEP’s inspection guidance.
- To hire an inspector or soil evaluator, use NEIWPCC’s approved Title 5 lists.
Considering a sewer connection
If sewer is available and practical for your property, DPW/Sewer staff can explain permits, fees, and timelines. In some cases, connecting to sewer may be the recommended option compared to upgrading an on-site system. Your Board of Health can advise on what is allowed for your lot and project.
We can help you plan your move
Title 5 timing can affect contract terms, closing dates, and repair negotiations. If you are buying or selling in Westwood, our attorney-led team can help you align inspections, contingencies, and timelines so you can move forward with clarity. Connect with Capital Realty Group to talk through your plan.
Last checked: October 2025.
FAQs
Do Westwood home sellers need a Title 5 inspection?
- In most cases yes; the inspection must occur within two years before transfer, or up to three years with annual pumping records, and the report must be filed with the Board of Health.
How long is a Massachusetts Title 5 report valid?
- Typically two years, or three years if you can show annual pumping records for the system.
What happens if a septic system fails Title 5 in Westwood?
- You must work with the Board of Health to upgrade or replace the system, generally within two years unless a different timetable is approved; urgent hazards require faster action.
Who can perform a Title 5 inspection in Massachusetts?
- Only certified Title 5 system inspectors can produce valid reports; confirm your inspector is on the NEIWPCC-approved list.
Should you pump your tank before a Title 5 inspection?
- No; inspectors need to observe the system under normal operating conditions, so avoid pumping immediately before the visit unless your inspector instructs otherwise.
Can I connect to Westwood town sewer instead of upgrading my septic?
- In areas served by sewer, the DPW/Sewer Department can advise on feasibility, permits, and timing; your Board of Health can clarify whether a connection is recommended or required for your situation.
