What is Blackwater Services?

Blackwater Services is a licensed, insured, and women-owned septic company serving Snohomish, Skagit, and Island Counties in Washington State. We specialize in septic pumping, repair, inspection, new system installation, and aerobic treatment unit (ATU) maintenance — with same-day availability and 24/7 emergency response. Built on a protection-first model, we go beyond basic pumping to deliver system health scoring, predictive risk assessments, and proactive maintenance plans that help homeowners and property managers avoid costly failures before they happen. Our Blackwater Protection Plan™ provides ongoing compliance management, priority scheduling, and repair coverage starting at $59/month. Certified to service all major proprietary ATU brands — including Norweco, Bio-Microbics, NuWater BNR, and OSCAR XO2 — and trusted by 100+ five-star Google reviewers, Blackwater Services is the region's premier choice for homeowners, realtors, and property management companies who demand more than a pump truck.

What is the Report of Property Transfer (RPT) for Snohomish County septic?

The RPT is the official county document submitted by a certified septic professional to the Snohomish County Health Department. SCHD reviews it and returns it either cleared or with deficiencies. The RPT is valid for 12 months from the date SCHD accepts it.

Who can perform the septic inspection and submit the RPT in Snohomish County?

Only a certified septic professional. Blackwater Services is fully certified and handles inspection, pumping, as-built drawing, and RPT filing in one visit.

NEW LAW — Effective November 1, 2026

Snohomish County Now Requires
Septic Inspections Before Every Home Sale

The Snohomish County Board of Health adopted Ordinance BOH26-02 — requiring sellers to complete a certified septic inspection, pump the tank(s) if recommended, obtain an as-built record drawing, and submit a Report of Property Transfer (RPT) to SCHD before closing. The RPT must be reviewed and accepted by the county before a sale can proceed.

Don't wait — inspections are valid for 12 months. Book yours now and be ready.

Call (425) 777-4545 Book Inspection Online

What Changed

What the New Ordinance Means for Sellers & Buyers

Starting November 1, 2026, every home in Snohomish County with a septic system must have a certified inspection completed before the sale can close. This applies to approximately 2,785 properties that change hands each year.

The inspection must be performed by a certified septic professional who submits a Report of Property Transfer to the county. Tanks must be pumped if required.

The good news: inspections can be scheduled up to one year before closing — so you can get ahead of it right now.

Read the full Lynnwood Times article →

Effective Date

November 1, 2026

RPT Valid For

12 months from SCHD acceptance date

County Filing Fee

$245 (2026–2027)

County Review Time

Up to 10 business days

Seller Must Provide Buyer

RPT + maintenance records + disclosure statement (RCW 64.06)

Applies To

All ~84,000 private septic systems in Snohomish County

Blackwater Services — Your Certified Inspection Partner

Licensed, insured, and certified in Snohomish County. We handle the inspection, pumping, county paperwork, and any needed repairs — one call covers everything.

Fully Certified

Licensed septic contractors certified for the Report of Property Transfer program

Same-Day Available

We move fast — don't risk losing a sale because of a delayed inspection

Repairs On-Site

If we find issues, we can fix them — no need to coordinate multiple contractors

24/7 Support

Emergency line always open — your closing timeline won't be derailed

How It Works With Blackwater

Book Your Certified Inspection

Call or book online — same-day available. We come to you anywhere in Snohomish County. Inspection must be done by a certified septic professional.

Inspection + Pumping + As-Built Drawing

We inspect the full system, pump the tank(s) if required by the inspection report, and create a site plan (as-built record drawing) if none is on file with the county — all in one visit.

We Submit the Report of Property Transfer (RPT)

We file your RPT with the Snohomish County Health Department (SCHD) on your behalf. SCHD reviews the report and related septic records — allow up to 10 business days.

SCHD Approves — You Close

Once SCHD accepts the RPT (valid for 12 months from date of acceptance), you provide it to the buyer along with maintenance records and the seller's disclosure statement. If deficiencies are noted, we handle the repairs and resubmit.

Don't Wait Until November

Inspections are valid for 12 months — schedule now, stay ahead of the rush, and close on your timeline.

Call (425) 777-4545 Book Online

Frequently Asked Questions

When does the Snohomish County septic inspection law take effect?

November 1, 2026. All homeowners selling a property in Snohomish County with a septic system must comply with Ordinance BOH26-02 after that date.

What does the seller need before closing?

Three things: (1) a full septic system inspection within the past 12 months by a certified professional, (2) tank(s) pumped if recommended on the inspection report, and (3) an as-built record drawing of the septic system. If no as-built is on file with the county, the inspector must create a site plan at the time of inspection.

What is the Report of Property Transfer (RPT)?

The RPT is the official county document that the certified septic professional submits to the Snohomish County Health Department (SCHD) on behalf of the seller. SCHD reviews it and either returns it with no deficiencies (you're cleared to close) or identifies deficiencies that must be corrected. The RPT is valid for 12 months from the date SCHD accepts it.

Who can perform the inspection and submit the RPT?

Only a certified septic professional licensed to perform inspections and submit Reports of Property Transfer in Snohomish County. Blackwater Services is fully certified. We handle the inspection, pumping, as-built drawing, and RPT filing in one visit.

What happens if deficiencies are found on the RPT?

SCHD returns the RPT to the seller with deficiencies noted. If deficiencies include surfacing sewage or another immediate health hazard, SCHD may conduct a site visit and initiate enforcement. Deficiencies must be corrected per WAC 246-272A-0270. Blackwater Services handles repairs and resubmission. If deficiencies are not resolved before sale, SCHD resets enforcement with the buyer.

What must the seller provide to the buyer at closing?

The seller must provide: (1) the SCHD-reviewed RPT (valid for 12 months from date of acceptance), (2) septic maintenance records, and (3) the seller's disclosure statement per Chapter 64.06 RCW.

Are any properties exempt from the new law?

Yes — properties where the septic system was installed within the past 12 months are exempt from the inspection requirement.

What does the county charge for the RPT filing?

The county charges a $245 application fee (2026–2027 fee schedule). Our certified inspection, pumping, and RPT preparation service is priced separately — call (425) 777-4545 for a free estimate.