Selling a home near Mitchell and unsure what to do about your septic system? You are not alone. Septic permits, inspections, and disclosures can feel like a maze when you are getting ready to list. In this quick guide, you will learn who issues permits, what state rules mean for your sale, what to gather for buyers, and what typical costs and timelines look like. Let’s dive in.
Know your permitting office
Inside Mitchell or the 1‑mile ETJ
If your property is inside Mitchell city limits or within the one‑mile extraterritorial jurisdiction, start with the city. The City of Mitchell Planning & Zoning office coordinates planning and permits, and city inspectors handle building and plumbing inspections in that area.
Outside city limits in Davison County
If your property is outside the city and its ETJ, contact Davison County Planning & Zoning. County staff can confirm zoning, direct you to applicable permits, and help you verify drainage or other site requirements. If you are not sure where your parcel falls, call either office and verify before you list.
What South Dakota rules require
South Dakota’s on‑site wastewater rules set the minimum standards for design, installation, setbacks, and inspections. You can review the statewide requirements in Administrative Rules Chapter 74:53:01. The state program also offers practical guidance for homeowners and installers on the DANR septic page.
Sewer availability check
Under state rules, you cannot build or operate a septic system where a public wastewater system is considered “available.” That often means a sewer main within 400 feet and the municipality requests connection. If you are near city utilities, confirm with the city whether connection is required by reviewing ARSD 74:53:01:07 and calling the city for location specifics.
When plans need approval
Conventional single‑home systems typically follow the state rules without a formal plan submittal. If the site needs an unconventional design, such as a mound or a system that deviates from the standards, expect a state plan review and additional time. This can affect your closing timeline, so verify early.
Seller checklist
- Confirm jurisdiction. Call the city or county to verify whether your parcel is in Mitchell or Davison County jurisdiction. Start with City Planning & Zoning or Davison County Planning & Zoning.
- Find existing records. Look for the original septic permit and as‑built drawing in local files and check recorded land records through the Davison County Register of Deeds directory on the Helpline Center.
- Gather maintenance history. Collect recent pumping receipts, alarm or pump service records, and past installer information. Many buyers ask for this.
- Consider a pre‑listing inspection and pump. Typical inspection costs run about $100 to $450 in South Dakota, and pumping often ranges around $288 to $556, depending on tank size and access. See cost references from Home Inspection Insider and The Spruce.
- If repair or replacement is needed, get multiple quotes. Ask licensed installers about feasibility, permits, and inspection timing. Plan for extra time if state plan review is required.
Timeline and who inspects
Typical timeline
- Records search: a few days to a couple of weeks, depending on whether files are digital or paper.
- Inspection and pumping: usually a few days, based on contractor availability.
- Conventional replacement: often several weeks, including contractor scheduling, permits, and inspections. Unconventional systems can take longer due to state plan review.
Who inspects and certifies
Inside Mitchell and the ETJ, city building and plumbing inspectors review permitted work. In the county, the permitting office will outline required inspections. Plumbing inspections and certificates are coordinated through the South Dakota Plumbing Commission. State inspectors operate regionally and require advance scheduling.
Costs and buyer expectations
Buyers commonly add a septic inspection contingency. If there are signs of problems, they may ask for repairs, a price adjustment, or funds in escrow. The good news is that routine inspections and pumping are relatively low cost compared to major repairs. Minor fixes can be a few hundred to low thousands, while full system or drainfield replacement can reach into the tens of thousands depending on site conditions. Getting ahead of issues protects your timeline and your net.
Gather records and disclose
Even if no point‑of‑sale inspection is mandated locally, you should disclose known septic defects on the seller disclosure form. This is standard practice in South Dakota and helps reduce risk after closing. If you have questions about what to disclose, consult your broker and review guidance from the state’s real estate resources on DLR’s site.
Ready to sell with confidence?
A smooth sale starts with clear records, a quick call to the right permitting office, and a realistic timeline. If you want local guidance on buyer expectations, timing, or which office to call, connect with our team at Mitchell Realty LLC. We will help you prepare a clean file and position your property well in the Mitchell market.
FAQs
Who issues septic permits for a Mitchell home?
- If you are inside Mitchell or its one‑mile ETJ, contact City of Mitchell Planning & Zoning; if you are outside that area, contact Davison County Planning & Zoning.
Do I have to connect to city sewer if it is nearby in Mitchell?
- State rules prohibit on‑site systems where a public system is considered available; check the distance to the main and city policy by reviewing ARSD 74:53:01:07 and calling the city.
Is a septic inspection required before listing in Davison County?
- There is no single statewide point‑of‑sale program; verify local practice with the city or county, but many sellers choose a pre‑listing pump and inspection to smooth negotiations.
How long does a septic replacement take near Mitchell?
- Conventional replacements can take several weeks for scheduling, permits, and inspections; unconventional systems that need state plan review can take longer.
Where can I find my septic permit or as‑built in Davison County?
- Start with the city or county permitting office and check the Register of Deeds directory via the Helpline Center for recorded documents.
What do septic inspection and pumping usually cost in South Dakota?
- Inspections commonly range from about $100 to $450, and pumping often ranges around $288 to $556 depending on the system and access, per Home Inspection Insider and The Spruce.
