Is your Duluth home on sewer or septic, and what does that mean for your sale timeline and budget? It’s a simple question that can impact disclosures, inspections, and negotiation. You want clarity before you list so you can avoid last‑minute surprises and present your home with confidence. This guide gives you a clear, local checklist to confirm service, gather records, plan inspections, and handle a possible conversion.
Let’s dive in.
Duluth sewer and septic basics
In Duluth, Gwinnett County runs the public sewer system. Work with Gwinnett County Water Resources for sewer availability, maps, and connection permits. Septic systems are permitted and recorded through GNR Health (Gwinnett Environmental Health), which keeps historical records and handles permitting.
Step 1: Confirm sewer or septic
- Check your Gwinnett water bill. If the “Sewer Amount Charged” is $0.00, your home is likely on septic. See the county’s septic guidance for what to look for on your bill in Gwinnett’s Septic Tanks resource.
- Use the county GIS. Turn on the “Septic Tank Parcels” layer and pull any attached permit PDFs using the Gwinnett GIS Browser FAQ.
- Still unsure? Request an official sewer availability letter from Water Resources. Their team can confirm service and share maps.
If you have a septic system
Gather records
Collect septic permits, as‑built drawings, repair permits, and pumping receipts. GNR Health maintains records going back decades; start with the files referenced in GNR Health’s septic systems page.
Order inspections
Schedule an existing septic system evaluation with a licensed professional and plan to pump if due. The EPA recommends inspections every 1 to 3 years and pumping about every 3 to 5 years, depending on use and tank size. Review schedules and best practices in the EPA’s care guide.
Plan maintenance and costs
Expect a few hundred dollars for typical pump/inspect service, with wide variation based on tank size and access. Major repairs or replacements can run into thousands to tens of thousands depending on site and system. For context on why routine care saves money, see the EPA’s overview on septic maintenance and costs.
Know the permitting rules
If repairs or modifications are needed, GNR Health requires the proper permit. Since February 7, 2022, septic permit applications generally require a Level‑3 soil report. Review the process and application steps on GNR Health’s septic page.
If you are on public sewer
Verify availability and documentation
Ask for a written sewer availability letter and request as‑built maps from Water Resources. The county lists developer and mapping contacts on its Water Resources development information page.
Understand fees and timing
Plan for one‑time connection and capacity fees, inspection fees, and any physical tap or lateral work. Fees change over time, so request a current estimate from Water Resources. Simple lateral work can take a few weeks; main extensions or easements can take much longer.
Mandatory connection policy
County policy generally requires connection to public sewer where it is available and does not allow septic in areas served by sewer. Confirm your parcel’s status with Water Resources and review county guidance in the Septic Tanks resource.
Converting from septic to sewer
- Confirm availability and get an official letter from Water Resources.
- Submit plans and obtain permits for the private lateral and tap.
- Hire a licensed contractor to install the lateral and schedule inspections.
- Abandon the septic tank per county health rules after connection.
Timeline varies. Straightforward connections can take 2 to 8 weeks, while main extensions may take months. Who pays is a negotiation point. If the county has ordered a connection, the seller may need to handle it before closing; otherwise you can disclose and offer credits or complete the work pre‑sale.
Disclosures in Georgia: what to share
Georgia does not require a single statewide disclosure form, but sellers and brokers must disclose known material defects and answer buyer questions truthfully. Brokers have duties under Georgia’s broker‑relationship law. Many transactions use a standard disclosure form that covers sewer or septic condition and recent repairs. For an overview of state practice, see this resource on Georgia disclosure requirements.
Provide buyers with your permits, inspection reports, pump receipts, and any county correspondence about sewer availability or required connection. Clear documentation builds trust and can smooth due diligence.
Pre‑sale readiness checklist
Documents to gather
- Current Gwinnett water bill showing whether sewer is billed
- GIS parcel printout with the “Septic Tank Parcels” layer and any attached permit PDFs
- Septic permits, as‑built drawings, repair permits, and pump receipts
- Sewer availability letter and any contractor estimates for a lateral and septic abandonment (if conversion is likely)
Inspections to order
- Septic: existing system evaluation plus pump/inspect with a written report
- Sewer: camera inspection of the private lateral to the county main
- Conversion planning: availability letter and at least one contractor estimate for lateral installation and septic abandonment
Questions to ask the county
- Water Resources: Is sewer available at my parcel, and what are the current connection and capacity fees?
- GNR Health: What are the steps and permits to abandon a septic tank after sewer connection? If repairs are needed, what permit and soil report level apply?
Pricing and timeline planning
- Septic pump/inspect: often scheduled within 1 to 2 weeks
- Septic repair permits: several weeks, plus soil testing and contractor availability
- Sewer lateral connection: a few weeks to a couple of months; longer if mains need extension
Who to call in Duluth
- Gwinnett Water Resources: 678‑376‑6700 (main), 678‑376‑6800 (Customer Care)
- GNR Health, Gwinnett Environmental Health: see the septic systems page for office contact
Final tips for Duluth sellers
- Confirm sewer vs. septic early and keep every record in one place.
- Inspect and service proactively so buyers see fresh, credible documentation.
- If sewer is available, decide whether to connect now or disclose and price accordingly.
- Be transparent. Clear disclosures reduce risk and can speed your closing.
If you want a local plan tailored to your Duluth property, reach out to Mano Sells Homes LLC for guidance on timing, documentation, and negotiation strategy.
FAQs
How can I tell if my Duluth home is on sewer or septic?
- Check your Gwinnett water bill for a sewer charge, review the county GIS “Septic Tank Parcels” layer, and request a sewer availability letter if needed.
What inspections should I order for a septic system before listing?
- Schedule an existing system evaluation and pump/inspect with a licensed septic pro and keep the written report and receipt for buyer review.
If public sewer is available, do I have to connect?
- County policy generally requires connection where sewer is available, so confirm your parcel’s status and timeline with Gwinnett Water Resources.
What does it cost to convert from septic to sewer?
- Costs vary widely based on distance to the main, tap type, and capacity fees; request a written estimate and current fee schedule from Water Resources.
What septic records should I provide to buyers?
- Share permits, as‑built drawings, pump receipts, recent inspection reports, and any county notices or availability letters.
